I was 28 when I bough that first duplex and if I could back in time I would have started much earlier.As far as financing I had little money or assets and just worked a regular job.

He ends up calling me three days before the financing deadline without so much as an apology to say, "Sorry, can't do  it in time," after weeks of trying to get a straight answer and hearing NOTHING.

I am looking to buy four or five single family homes that need less than 10k each in rehab.I need a realtor that is intimately familiar with sections of Milwaukee that have good price to rent ratios.  

I agree I would like to connect with the local REI group, I have been invited but I haven't been able to make any of the dates yet working 50+ hour a week and never getting off in time.

Things need to be adjusted based on your specific building.Remember that a CAP rate (NOI/return = sales price) is a simple snapshot in time, it's not meant to decide the value of an investment over time.

That way if she fails to move in time, you can go straight to the lawsuit and hopefully have her out in 20 days or so.Good luck!

what you need to find is a place that gives you 20 to 50% return AFTER you buy it from the investor. yes, i know, hard to find, but not impossible. in time  you will get better at making deals, but don't get all caught up in a first deal just because you want to get going. you may stop yourself dead in your tracks before you can even get going

As I just advised a friend of mine, "Waiving the financial contingency doesn't mean you can't have a loan (a common misconception)...it means you have to either a) have the cash if the loan doesn't come through in time and/or b) be prepared to lose earnest money if your bank doesn't execute."

In times like these what does one do?

The problem is I may not be able to sell them in time to get this deal done.