On one hand I want to suggest looking into opening a HELOC on your current home rather than selling, this will give you access to some capital for your down payment funds on your next purchase and not require you to move into a rental for a short amount of time as you transition (something i'm guessing wouldn't be extremely fun especially with a little one either on the way or just arrived).Once you have adequate down payment funds, you could simply watch for the right thing to come along from the comfort of your own home.

Can anyone suggest how to word a late fee in a Rental Contract

I suggest trying a little Integrity in your business .

I would suggest you do a bit of additional homework prior to taking on New Development projects.

I am working on usimg the brrrr strategy and i was wonderig if you or anyone in this forum can suggest a list of realible hard money lenders and investor friendly banks since im having trouble finding a bank that do not requier seasoning. 

Hey Nick, I would suggest analyzing lots of deals while learning as much as you can.

I do not want to broaden my criteria too much but having trouble getting up to $50 with only 5 zip codes.Any suggestions or insight with ListSource? 

I am self-employed and cannot get ore-approved.

I may have a partner who is willing to put the down payment up for me....

Question 1: how have some of you structured these deals?

Question 2: how do I get the house...

some realtors will come to the closings my wife does and I used to when I did retail .. but as a general practice we never actually go to a closing.

I am from southern California and it will be my first time acquiring any properties for investment purposes.I will actually be visiting the area with my parents 11/23 - 11/26 and will be glad to meet with any lenders, investment specialists, sales agents, property managers, on here from the area, who is knowledgeable and helpful in regards to first time investor needs and interests.Since I am new on here, I am looking for any general tips, suggestions, links, and directions on this site on where I can find more useful information in attaining my goals.Thank you in advance and I wish everyone the best.Chris