You are creating value for the buyer--that's the name of the game.  

But options work I think in Texas they have to be short term though.I am buying a 5.5 million dollar property that i optioned in 2009  I put 200k in cash up for option money ( non refundable) and i pay 120k a year in option payments ( non refundable) but its all a credit to the purchase price.. so i have no interest carry .. on a 117 acre parcel that once it comes into the city will be worth north of 50 million.. thats how you make money in the land game.. and sellers will understand.so as it comes to hawking beat up houses.. just put 5 to 10k in option money out make your monthly option payment have it all go to the purchase price and close in 60 to 90 days when you exercise your option.... although you will want to run this model by the state regulators they still may not like you publicly marketing the property.. 

I know it will be a numbers game to find a deal.

That's a dangerous game.

Within our smallest budget yet we added square footage to the basement, a big third bedroom in the attic and loads of goodies in the kitchen including a custom island we built and quartz countertops we cut!

Purchase price: $235,000 Sale price: $450,000 Contributors: Michael Lee Another successful Fix & Flip completed out in Monmouth County, NJ.This project was a success and a great learning experience working directly with the Buyer to customize the property.

So I'm changing the game plan to purchasing a single family property that is large enough for me to convert into four units.

I guess we’re just playing the waiting game.

I myself just buy in my personal name - as long as I am insured - treat my tenants like customers and abate any violation issues and have empathy for my tenants who are good people with some financial issues - usually I don't have any serious problems.

I will need to replace cabinets or get drawers custom made, and have space professionally cleaned.