When you don’t sell you’re essentially buying the property from yourself at the current value.

So I essentially operate where if I write the offer and or bring the client the deal then we have a "exclusive" contract on that property. 

This is a great place to learn and network.The site has quite a few tools that can be helpful for new members.

The site has quite a few tools that can be helpful for new members.

It is the best tool an investor can have.

Essentially, I am purchasing with the intent to rent to my mother-in-law and her kids who has section 8 housing and who’s housing voucher could cover enough for fair market on a 3 bedroom home.

I also heard of one that had a reverse mortgage on it, which does not allow the mortgagee to rent any portion of the property that secures the mortgage - which essentially makes it a single family usage. 

Essentially all they need to come up with is one month's rent, which is typically the upcoming month anyway, and they walk away clean - no lawn care, no utilities, nothing - and we assume the risk if the property takes longer than 1+ month to rent.

@Kerry Baird so it would essentially subtract any remaining portion of the HELOC from the cash out?

If you hire a bird dog, you can probably give them the parameters of what you want done, give some training and convey the results you want.What you cannot do, is control their time, provide them tools/electronics, etc.