Nick B. - One of my best friends is a wholesaler extraordinaire (Mike Cantu).

Perhaps it's because I don't have tons of cash standing around, I don't want partners, and I don't completely trust the risk equation of larger more expensive Class A projects - these are the only kind of rentals I buy.Assuming you want a project and you can and will put in the elbow grease - If they are performing and in an okay location and in rentable shape with good bones, $6k - $7k income with value-add potential for $100k is a great deal.They should cash flow enough to pay for almost all repairs except for large capital, but then again you should be able to save for those out of cash flow, or refinance in a few years.If they are willing to hold the note for a couple of years, you could offer them a high interest rate if they finance the entire thing for two years, or maybe they can take %10 down.

An abundance of “forced sellers” drove prices lower while credit markets were frozen.This background of selling meant that you could basically buy almost anything between 2008 and 2012 and you would be sitting on a nice profit today.

Still some beautiful old craftsman and victorian homes there that need love and have great bones at lower prices.

The land they are sitting on often isn't worth much and the expense to demo the structures and clear the land is a deal breaker.Re-sellers of tax sale properties are often wholesalers.

Don't want anything sitting empty or or not properly secured.

I've been sitting on the HELOC as the APR is only 2%, so all mortgages look expensive to me right now, and I REALLY REALLY hate closing costs, they have always really irked me for some reason!!

And we can sit down and have a little chat.  

I'm sitting here in front my spread sheet for a property closing next week.

The difference is that the polishing actually penetrates into the concrete instead of sitting on top of it, making it more beautiful and durable.