@Caroline Hires Just a thought, from an online marketing perspective, I googled "how to invest 100k" and didn't see any top-of-page advertisers - you might bid on that keyword (or similar), create a short landing page making the case for why investing in real estate with you is a good idea, and how to contact you to chat at the local Starbucks.

Is my problem my broker or are there just not properties that fit this strict deal making idea that I have in my mind. 

I'm a contractor,& have worked with Realtors extensively.have your Realtor ask around the office for someone that does repairs/inspection punch list items, they will be able to clean up that mess for you at a MUCH lower priceYou most likely won't have black mold, but Dawn dish washing soap will cleanse everything of mold"Home inspectors will verify"secondly, after all the moisture,& suspected mold has been cleaned/dried, you can simply use good sealer/primer on wood,& concreteI would guestimate around $3,000-$6000 for the entire job including hardwoodsMake sure you block any air intrusions in the crawlspace areas, Colorado can be hard on water lines :O}

I am glad to have a forum to discuss scenarios and ideas in addition to networking.

I did not float the idea of seller financing, but it given the equity position, it may be a possibility.

I currently PM a few apartment complexes where I turn about 30-50 units each month and I'm using Microsoft office products.

Just wanting to learn from you all about investing, possibly might have some ideas for rentals if i can learn more in a nearby city. 

Someone can make an innocent comment and it takes pages to point out why something is not a good idea! 

If the tenant doesn't vacate, the idea would be that funds would then be released to the buyer for the costs of a UD or even C4K. 

That's a great idea!