What Bill said...and I'll just throw in.Research the SAFE law in your state.

Sure it's a great way to reach a large audience quickly, but as others have said, it doesn't really have the effect you are looking for.

But maybe the worse thing for an investor is being BARRED by HUD, which is an adminstrative action by HUD.Being barred means you will never buy another HUD property, won't be able to obatian HUD financing, could throw you oiut of getting secondary market loans and even any bank loan, you won't be receiving Section 8 rental payments for any rental property and you may have difficulty in getting a real estate license in any strate or keeping one.

How long is it going to sit on the market, what are you going to pay a real estate agent, how much in concessions will you make, what repairs will be required after an inspection, how low of an offer will buyers throw at you this time of the year, not to mention what issues you may have with the tenants moving out, i.e. security deposits, option consideration, eviction, repairs, etc...

As proof, for those of you who are parents, did you have to teach your young children how to throw a tantrum or how to share?

It's LIQUIDATION value and that's what is throwing everything off.

Usually what happens is you work your butt off scouring every possible source for deals, and just as you're ready to throw in the towel and put an application in at McD's, one falls in your lap.I'm completely serious.

Here's a starter that I use with clients that I originally posted here http://www.biggerpockets.com/forums/53/topics/55506-wholesale-website-design: Who is your audience?

Thanks guys, I think I may have had it right in my head but wrong in terminology, but let me throw something down (I understand your not accountants but I can see you have significant experience so here goes)I buy a Flex Space for $100,000 have $5,000 in closing costs and do $20,000 in capital improvements over two years.

I simply had a passing question that I thought I would throw out on BP to get some info on.