Earlier this year we bought two houses that needed major work.

@Curt SmithI'll make a really broad statement, if you do want to do one or two sandwich lease option deals a year it's not a big deal as far as being licensed, this is only my opinion but I think most "departments of real estate" could care less of 1 or 2 dealsThe big point I'm trying to make is if you want to do 50 to 100 of these deals a year, there's no way around not being licensed in most states because you're acting as a major business operation, there is a pattern of similar business activityAnd I've said this over and over, all it takes is for you to get a negative reputation at the department of real estate in your state which will stain your reputation from being licensed in the future; all it takes is one real estate broker to write a letter to the commission and now you've got headachesIt's prudent just to get licensed and build a business you can be proud ofA sidenote:  I think a lot of people on BiggerPockets think that if you are licensed it stops you from doing creative deals,  that's not true at all.Regarding sandwich lease options on nice houses in nice areas, Dodd Frank excludes your relationship with the owner as an investor, if your subleasing and sub optioningI think there's a great opportunity for you getting rent credits and doing creative contracts with your owner as an investor with sandwich lease options, but don't be broke and not have some reserves like 3 to 6 months in case the tenant buyer doesn't pay you when you sub option and subleaseAnother issue is be careful of who you let into the house and make sure the tenant buyers  work on their credit and save money for down payment and they truly want to be homeowners.

Hi Ryan, The reason you are seeing the majority of buildings at 100+ units is because it is very difficult to make the numbers work with smaller scale projects.  

I had approximated the remaining useful life of each major house system and the approximated next replacement date and backed into a $423/month reserve for both units ($211/unit).

The property is next to a Walmart and a Home Depot on a major highway.

It sits down the hillside of the street address..... and the driveway is the major hiccup in this listing (again, in my humble opinion).It's at the point where there have been close to a 100 showings on this house since it was listed almost a year ago and we've been in contract twice (to have financial issues crop up on the buyer's end) and lots of positive feedback... except for the driveway.  

Houston is the most dependent of the major cities on oil and Austin the least.

I also do the majority of my own work, so there's a couple of us out there, swinging our hammers.

In a few months I'm going to take the dive into full time investing  as I have been saving capital for some time to make this major transition. 

In a few months I'm going to take the dive into full time investing  as I have been saving capital for some time to make this major transition.