Marie, I've had a carrier almost of fixing installment contracts that people messed up, including some legal eagles and title folks, good to hear they are doing it right in your area.

Realtors are always Realtors first in the eyes or regulators and the law, they are expected to take that route which best serves the public.

Keep your eye on your documentation so that you can use it to demonstrate your intent to hold for rental or investment purposes.

You do have to keep a close eye on the process, however.  

I found that by asking around to several banks, I found one that would lend 80% of ARV, and wrap the rehab loan into the process.I had to jump through a few more hoops along the way, and prove out the opportunity with market/neighborhood info, but since I was new to the process(only a few years in...first big rehab opportunity), it was good to have an extra set of eyes confirming the opportunity that I saw for sure.Terms were much more favorable than hard money.Sounds like you are ready to call around to a few banks...I would encourage you to make sure you have some smaller local banks on the list too!

We keep an eye on safety so you need to decide if things like the railings are a safety risk or building code difference. 

I'll have to keep an eye out for properties below or equal to their actual value, and make sure I have a trustworthy contractor to handle the repairs. 

I will be keeping my eyes open for real estate groups in the area I look forward to meeting you guys.

You can roll your eyes at the seller's attitude, but that's about it.  

I recently went to a real estate seminar and it really opened my eyes to the many opportunities there are for out of state investments.