many mortgage bankers follow specific guidelines in order to sell their notes, like right away.if you decide to use Hard Money - you'll have much more flexibility in terms of being able to put less down, invest in different types of properties and present your investment strategy, rather than just the property itself.what i'm saying here is, if you buy a house and use Wells Fargo - they're not going to be concerned with something like the ARV (after repair value), whereas a HML might loan you money based on that - which grealy enhances your investment options.i know that doesn't make sense right now, but with a little research - you can come to understand the old saying:there's more than one way to skin a cat...being new, just be very cautious what you get yourself involved with.

ARV of 50K; so the loan size is not really a concern.

Your age is the least of your concerns.

However these days with the run ups being caused by people treating REI as the next (get rich quick/stock market/retirement fund/pick your investment) scheme, its starting to look like appreciation is truly no longer something we can rely on.

purchases are $5-10K a house with price (rehab and purch costs) around 10-15K After we rehab them, we want to sell on land contracts for a contract value of 35-45K couple questions: 1. can this transaction qualify for tax credit 2. what should I be concerned with IF tenant flakes on contract, and I sell the cashflow to note type buyer?

However, as you said in your post, I wouldn't want to cause problems with the other investor (professional courtesy).

That brings me to my next concern.

I heard last week that builders have about an 18 MONTH supply of unsold inventory.This is caused by two things; sales slowing-which means that if they've been selling 10/month in one development they may only be selling 5/month now, and continuing to build.

My biggest concern with this sandwich lease strategy was not being able to have a tenant buyer already lined up to move in the home, which you covered.

If they weren't recently updated, you can factor that into your repair estimates.No comps usually means slow to no activity in the area and that's a concern.