@Sean Rogers If you are thinking about setting up LLC simply to protect your assets, then you can do that by getting an Umbrella Insurance (not Life Insurance).

Your area might be sparsely populated by MFH investors.200+ days simply means no one has bought it yet.  

I would find out what is important to the seller and explain why I couldn't pay more than XX costs and say are you aware of XYZ and educate them.Sometimes the sellers are not ready to hear the truth and you simply give your card and say if anything changes let you know.

Do not Ever be intimidated or pressured by an a$$ hole contractor. 

(footnote: they don't believe in email. so it wasn't an option.)THE SOLUTION:After spending the evening thinking it over, I figured I could offer a less "daunting" offer by presenting an "Option to Purchase" contract instead of a blatant "Purchase and Sale agreement with assignment clause", which would leave them locked in with me for 30 days.The difference in these two contracts (from my understanding), is that an "Option to purchase" contract would allow the seller to still sell the property to whomever they wanted, while I would also simultaneously be able to market the home at 0 cost to them for 30 days.If a buyer approached them with an offer that was higher than the one in my option contract, they would give me the opportunity to "match the offer", or I could simply walk away from the deal and they could go with the higher price.THE FAIL: As I was fighting traffic demons to get to their property by 3PM, I gave them a call to let the seller know I'll be there soon.

As for me, I simply got my free tools and left(got a flip calculator, book on negotiations and other things).

I have been looking to buy my first home for over a year, and have been beat out on houses at least a dozen times due to all cash buyers, a low appraisal and people who were simply bidding more then me.I am finally under contract on a big old house that has been converted into a triplex.

If they're motivated, they'll take it in a heartbeat over simply being kicked out when you take ownership.

You cannot add a business or customer to your list and simply forget about their existence.

I was thinking, because I already own a legal business I could simply do the work and get paid as such.