Down the rabbit hole: spending all day tracking down a property "owner"20 Calls later, with no less than 10 government agencies tacked on to the end, I end up with a final "I don't know what to tell you sir, we down own that property."

Next you either wholesale it which involves marketing, finding buyers, closing...all while trying to make a modest profit.Or you could rehab and resell it which involves properly setting your budget, knowing the market to determine exact repairs/finishes to make, lining up contractors, managing your budget, managing your contractors, managing your schedule to minimize your holding costs, finding an end buyer, with 100+ other tasks mixed in.Your comment about planning is dead on.

I have a partner that helps me.Our products are mustang cobras, saleens,and roush.Our market is predominantly Kids from 17 to 25, you won't believe the money their parent have to spend.

This unit is in great shape and I will spend less than $1K before listing.

Lenders have more to worry about in Las Vegas than "due-on-sale clause violations".As long as this loan remains "current & performing";...you have a better chance of "hitting the jackpot" at Caesars Palace, than having the lender accelerate an otherwise performing loan in good standing for a violation in the "due-on-sale clause".Spending a few hundred dollars with a good attorney that specializes in these types of land contracts should be worth the money. (...try finding these types of lawyers who are affiliated with your local Las Vegas Real Estate Investment Club).A lawyer of this type can create a new, or review and update your trust/sales-agreement, land contract, etc.Here's a different twist:How about a back-up agreement and a back-up deed?

While I'm open to pretty much any type of partnership opportunity (if the deal is right), the rehabs I've been doing for other investors have mostly been just a flat-fee type of arrangement where I come in and take care of all details of the rehab.Basically, I consult on the level of rehab and finishes, put together the deal analysis, help put together the budget/schedule, and then bring in my contractors, manage them day-to-day and complete the rehab for the investor as we've agreed (or as he wants).

My credit is excellent but i have a house payment of my own and my income has been a little off lately because I'm spending a lot of time working on my real estate investing.

They realize that the $150 title search is the best money they can spend on a property purchase.If a buyer of mine were ever to want to skip a title search (even if I were 100% convinced title was clear), I'd tell him he was crazy.

If you are subject to the passive loss rules because you make over $100k and you do not spend more time in real estate than in any other active profession, then there is no need to accelerate.

Even though they may have a solid rental history, budgeting for repairs makes me nervous.