About 15 minutes prior to sale, you'll see people mulling about (usually).

I sometimes make exceptions and hold a property for 2-3 weeks but that's usually only for really, really good prospects in a really, really slow market.You also need to spell out specifically what happens if they cancel or fail to complete the transaction.

The reasons being: 1) rental is professionally cleaned after each use of usually 2-5 days; 2) both Host and Guest are given Yelp-type ratings that everyone sees. 

I feel like on my offers it is not getting explained to the seller by the listing agent that they would not have to pay the usual 3% buyers commission.

Once I inspect it, the price usually goes down depending on the condition.

Sometimes tenants want to get out of their lease early and you are able to secure an agreement with them, other times you can ask them what it would take for them to leave prior to their lease end date, and there's usually a number that will make it worth it to them.

I tend to stay away from trusts, because there is a lot to deal with usually (attorneys, parties involved, etc.)

I read it can take up to 3 years to get to the auction, usually about a year.Should I contact people just before the auction?

. - I am the acting GC (coordinating everything), doing some smaller projects/work that's usually difficult to have my main contractors do. 

So you can keep your investments working, and have a loan against the value (usually 50% of the value), that you could use for a down payment requirement.