I am flexible to a client's request, if they insist on HD/Lowes, I would simply let them go with me on the first run, then request a "reloadable" card to not bother them, by then I could offer labor and material warranty (HD has really good return policy).

I am generally a big advocate of "driving for dollars"  - for those who don't know - it simply mean driving around looking for distressed houses that owners may be willing to sell - typical giveaways are boarded up houses, unkempt yards, citation notices on doors and the like.  

There is simply no way that repairs, maintenance, and capex will come to only $693/year on an SFH.   

Just simply tape or post notices or post cards to the door and maybe someone will notice and contact the original owner of record.

@Aj Bowman- in terms of the property's market value, this can be a tricky thing to determine with vacant land (a lot of the appraisers I've talked to don't even have a firm handle on how to do it with much certainty - because in many cases, the data needed to make the determination simply isn't available).That being said, there are several things you can look at to help get you most of the way there.

@Kimberly T. the comment on telling her what shoes to wear put me in mind of the downstairs tenant who insisted the  upstairs tenant wear slippers and I should tell her this!  

Then simply add an ACH interface which should you can find for $.55 per transaction.

Tom T.: thanks for the suggestion!  

First lien mean simply you're the bank.You loan them the money they need on your termsAre they going to live in it or rent it out?

Thanks  @Brian C.Rents are still relatively strong, but values on SFRs are down d/t no one buying. 10x gross rent is pretty close to where they currently are, but because the depressed market i think i can get better deals than that.