We have expanded rapidly in the Midwest because we are super honest, no contracts, and our clients make higher ROI by using us vs. trying to do it all themselves.  

Thanks for the head-ups on lender seasoning; I did reach out to my loan officer and he is looking into it with his underwriters, but the initial thinking on the double close is I would have to wait up to 90 days to sell it to an end buyer, and I might even have to wait until day 91 to sign the new contract with the end buyer.Just thinking out loud here, but rather than sign a purchase agreement with the seller, I'm wondering if another option would be to sign an option to purchase with right to assign, then go to the courthouse and record a memorandum of agreement on the property. 

I'm not saying the are bad people they are just often in over their heads trying to steer a significant chunk of other people's money around a major asset (the condo complex) with no prior history in a similar role.It can also be tough dealing with 6 or 8 conflicting personalities to get a decision made if you are accustomed to just dealing one-on-one with another property owner.

It's all new, growing rapidly and Savannah and HH are nearby.

My hope is that my husband will be able to leave his job after one year, and we can both focus on real estate and heading towards our goal of financial freedom.

If you feel you've a head start in your IRA / 401K, maybe you can lower your contributions (but still get the full company 401k matches assuming they offer) and divert the rest of the funds to your REI investing. 

I used listsource since it's what all my sources(from books to youtube) recommended.I am currently trying to find pre-foreclosures and tax lien preforeclosures leads using listsource and what I am finding in my market is when I search for properties in my target zip codes (sfr, duplex, triplex, quad) and then select pre-forclosure from the property tab select pre-forclosure my results drop to 0 :/I broadened my search to include all of the Minneapolis areas and I get just 248when I go to the foreclosure tab and select pending auction sale( i was instructed via youtube this is where I'd get people whose houses are headed to tax lien foreclosure but the date of the auction hasn't been set) and set it even a yr out my results are zero!

The loan is only for 70% of their appraised value, which leaves quite a bit of head room to make them whole after they foreclose on me.

@Quin WeidnerI hear back in a month where I will be headed to college this fall.

I've since gone back and read the private money financing section in my books and have watched a few seminars online but I'm still a dear in the head lights.