I'd like to know what your day is like no matter what type of investing model you use and what things you do to stay motivated and keep you hungry.

Not nec. the terms, but that your business model includes bringing sellers to buyer through options AND that you get paid to do it.

I don't know about other parts of the country, but here in Memphis, the "hard money - Refi" model is dead.

The last true comp (same community, same model condo) sold for $335k in July of last year.Other than that, there's no true comp.

2007 model fourplex near Austin TX3700sf total, all 2bed/2bath units,2 stories, carports2.85% taxesHOA $360/mo (community center and pool, workout room, etc)2 units currently rented for 859 and 979, other two should be about 859 as well (979 unit is partially furnished)Very nice area, desirable location (schools, employers, etc)$0 needed in repairsWhat is the max price you are willing to pay?

Go walk through model homes of new construction builds, and see what colors they use.

and I really like your business model of doing the rehab work to juice the profit up.

Knoxville, TNForecast change: first quarter, 2010 – first quarter, 2011 -3.1% Forecast change: first quarter, 2011 – first quarter, 2012 +1.1% Not bad according to most.

One of our best return properties was a short-sale; but the time it took to move through the "process" was so protracted that it is hard to build a predicatble business model.

It's a business model that, at present, works.