If you were in Illinois, I would tell you to at minimum have a good attorney (which only costs 500-700 bucks) on your team. 

I wouldn't suggest buying something that needs any work, though, so you're looking at a 7-12% cash flow before debt service, or a couple hundred bucks a month after debt service. 

I know alot of agents that do alot of transactions but that's because they rather sell a home for 105k instead of 110k because the commission is only 150 bucks more and it takesmore work to get that extra 5k.

I'm a single member LLC, and they're stating that they can get me covered for 94 bucks.

Looks like I would cash-flow a couple hundred bucks a month and could be more if I make the tenants pay for utilities.

Anyone familiar with the Bucks County PA area?

If you spent $30k to fix up a $150k home, what’s another $4,500 bucks?

I've never tried one, but they're usually on the shelf at the local hardware store, for a few bucks more than a plain connector or hose.

@Josh Cook We don't send a lot actually...I source deals for clients as well, but my goal is to do a couple of these home run deals a year...so to give you an idea, this campaign actually sourced a couple properties...we started with a mail list of about 370...we run a lot of filters to increase probability of acquisition...so, we don't just mail to "absentee" owners...and we mix hand-written cards in with more professional appearing media...my assistant is contract and makes .55 per hand-written, addressed, postage added and mailed piece...so a couple hundred bucks per mailing.

It's what everyone sees and remembers.A good rehab designer will know where to spend money to get the most bang for your renovation buck, how to deliver everything from curb appeal to intimate interior details, with taste and the proper respect for the existing arrchitecture.