Essentially the seller agrees that $X will come out of their check at closing and go to cover your closing costs at closing (debit Seller, credit buyer).

Sellers will give an advantage to pre-approved buyers over other buyers who are just kicking tires.

Basically, just trying to get a clearer picture of what we actually do is a Make Ready or a Rehab or both and are we in the right price range for what we are doing.We have done over 70 apartments in 2.5 months and want to be sure we are charging the right amount for the work.

@Nicole WalleyYou can either download a generic (fill in the blanks) state form or have a buyer agent process it for you.Here's one that the State Florida Realtors have approved.http://www.olympiatitle.org/PDF/Real-Estate-Contract-for-Sale.pdf

So basically Like said in reality probably no one bids and you end up owning the house subject to the first.. 

I just wonder how much buyers (the market and appraisers) care about everything being brand-spanking new and never used. 

Basically he told me he was a CPA and mentioned that a lot of investors he does taxes for leverage everything and leave so much deductions on the table vs income...Basically he was telling that if I calculate out my deductions, I could finance only x amount to optimize my taxes and increase my Roi overall over paying all cash even with the higher interest rates on investment loans

Jeremiah, here's my advice in a five-year plan so A) is patience:Year 1) start a single-member home-business LLC for FREE using bank bonusesYear 1-2) build a 720-800 FICO for FREEYear 1-3) season the LLC for FREE and target a 80 PAYDEXYear 1-4) save some cash by cutting back for a few yearsYear 4) study 10,000 properties for FREE and build a teamYear 5) target a small starter commercial project (4 units or more)using the LLC PAYDEX and 800 FICO when it's a buyer's marketrelying on good financials for the property more than your job6) rinse and repeat and SKIP RESIDENTIAL!!!

I get $20,000 to $25,000 down from my Lease Option (rent to own) Tenant Buyers.

You need to find some interesred buyers.