We cover the entire gambit of programs including short sale and filing BK's.

I was just looking at a property for 36k and was approved and had an approval letter in 2 hours.Many small local banks will give you loans on lower value properties if you can show that you personally can cover the mortgage and if the property cash flows that makes it a lot easier as well.Just try a small local bank...

The previous agent we used told us to insure it with a vacant policy but when I read the policy it did not seem like we would be covered.

They are going to want to see enough income to cover all of your debts, car loans, credit cardfs, student loans, etc.By the way, don't miss any payments on your student loans.

I don't think there's enough equity here to do much since I can't do a cash deal, and the rents won't cover the mortgage payments.

I am now in a situation where I fear vacancies in my properties to the point of not being able to cover mortgage.

Take out a HELOC to cover 20% down on a new loan2.

Unfortunately, it doesn't cover all 50 states!!

Buyers can walk from any contract in the state of calif in 3 days regardless due to the current case studdies, Most don't know this though.It's just as easy to just make no deposit or a token deposit.Of course once you have your reputation then you can do these with no deposit almost every time.If your going to put in a clause for inspection 3 to 5 days is more than enough to get an inspection done anyway.I do my own inspecting for properties that are within 5 hr drive.If it's beyond that I hire inspectors with a contract covering liabilities.

Check with your building department before you start the work.Code covers what size to use for what application.