Since you're just starting out in the Houston market, your best bet may be to offer your services as an experienced rehabber to a new investor who has some capital to invest.

.-2011 graduate of Grove City College (BS in entrepreneurship)-Previously worked at a private equity firm-Passionate about startups and hope to start a business in the future-Enjoy brewing beer with friends and reading non-fiction booksAnyone else out there from Pgh?

The rain you guys have seen over the past few months is a good example.If that doesn't work, installing interior drain tile is probably your best bet.

When you walk up to a slot machine and make your bet, your most likely result is that you will lose that bet.

Also how would I go about finding private investors to table fund my 24 hour flip?"

I market these often "private" sales to investors.

He goes up to my Realtor, says "hi", and ask's me to leave so he can talk with her in private and I'm basically just shunned out, and leave...I don't mind my Realtor talking to him, but man, that guy just made me feel small...

You also want +20% equity in the property to avoid Private Mortgage Insurance which can be costly.Bill Gulley, maybe he's going for hard money first since it can be much quicker to receive than a conventional mortgage?

When buying a house from a private seller, everyone talks about "putting it under contract" and I understand the general concept.

Since banks will not loan to me for rehabbing I either have a choice of private money or a HELOC and in Michigan HELOC rates are cheaper.