After doing a Comparative Market Analysis (CMA), I told him he could list it for $150k, but I could get him an offer of $145k by the end of the day.

So I have been calling around trying to get lists from title companies in Illinois (no lick as of yet) but was informed by all of them that they cannot do double closings unless the first transaction is escrowed, or they and the bank sign off.

This might not sound that important as a lot of people assume you can just get what you want when you want, but when the market is heavily favoring sellers (as is likely the case coming up with the rates dropping) it becomes critical to have that competitive edge.Not to spill it all out here on the forums, but for example, a good listing agent is going to vet the buyers when they have a stack of offers. 

You will have to create listings on the various platforms.You will have to find multiple vendors for repairsYou will have to have cleaners.

I use ownerrez for my listing website and ownerrez offers insurance to the guests on my behalf. 

We started looking for the sleeper deals and yes they are out there and even on market - 3 of or first 4 were on-market deals that no one wanted but turned out to be amazing at the end that sold in the first week over list and that gave us funds for the next ones.PMLs have not been a source we have used . . . reluctant to tap friends and family and then hope things do not go south as they can - unless you want to alienate them, you will force yourself to find money to pay them back which will be an expensive lesson.Hope this helps

Considering long-term rental as a better option, I listed the property, but after three months on the market and only receiving low offers, I'm reevaluating.

The list goes on a lot of DIY.

I didn't like the idea of Campspot because they only list your property on their website and don't syndicate out to other platforms.

Maybe because I did all my rehab and reno in the past with cash, but the terms of hard money is high 10.9 - 12.5% with 2-2.5% origination fee, and a long list of draw fee, inspection fee, doc fee etc.Right now i have 450k cash in the bank, 250k HELOC from main property, another 200k HELOC can be opened on my fully owned GA SFH.