Then you discover your bed is as hard as plywood and it stinks like some old lady was chain smoking in there the night before.

700 sqft 2 bed 1 bath, full unfinished basement.Needs new water heater, furnace, central out unit, new carpet.Everything else seems to be in great condition.Under 4k in updates to get it rent ready.Monthly expenses will be$30 association fee$60 property taxes (700 per year)$insurance..waiting on a quote from my broker.the comps in the area rent for around $650-700seems like a no brainer to me.

They specialize in Class-A Malls with high end retailers in secondary markets.

Make doubly sure you are not missing something that must be done to re-sell retail.

I will say that I would prefer an investor/agent because of their ability to understand the "retail" perspective which is the home-owner-buyer and at the same time have the mindset of a "wholesale" buyer who looks at a house as an investment and not necessarily a place to live.One other thought is that banks are now ordering Broker Price Opinion (BPO) instead of appraisals to determine the value of a foreclosure or short sale.

Pretty sure I could pull that off with what I already know and see the win/win/win in it.I just got off the phone with a pretty motivated seller that owes about what the house is worth (retail) and cant afford the repairs needed or payments on a vacant house.

Edward,I don't sell to retail buyers, only investors.

I have been researching the local properties and found an interesting property that is a former duplex converted to 1560ft2, 4 bed / 2 bath house.

I would eliminate #3, as you will generally get a better retail price form an owner occupant.

.#3- 2 bed, 1 bath single familyBuilt 1900Purchase price- 22500Down payment- 5625 (25% down on 15 year portfolio loan, 5.25%)Rent- 500Mortgage- 135Taxes- 20Insurance- 30Property management (10%)- 50Maintenance (10%)- 50Vacancy (10%)- 50Cash flow- 165Rent over Purchase price- 2.2%Return on cash- 30%#4- House (4 bed, 1 bath) & Cottage (1 bed, 1 bath)Built 1940Purchase price- 35900Down payment- 8975 (25% down on 15 year portfolio loan, 5.25%)Rent- 1100Mortgage- 216Taxes- 28Insurance- 40Property management (10%)- 110Maintenance (10%)- 110Vacancy (10%)- 110Utilities- 180Cash flow- 306Rent over Purchase price- 3%Return on cash- 37%The community where I'm purchasing properties is about 40 minutes away from where I live and work.