There are ways to minimize the due-on-sale risk that gives the lender an implicit call option.

However consider this real life comparison that highlights the potential degree of difficulty and extra effort needed with greater inventory.Owner of 25 units:- 25 individual single-family buildings(scattered sites)- All 25 units are section 8- Purchased 10 years ago- Located in low-income neighborhoods-monthly mortgage payments, real estate taxes, insurance and water/sewer billsVs.Owner of 5 Units:-All 5 units in one apartment building-Purchased 3 years ago-Located near local college-Paid cash, owned free and clearIm interested to gain an investors perspective on which scenario is more feasible with minimal time, resources, etc.

Banks and GSEs (Fannie/Freddie), collectively 'financial institutions' (FIs) manage their REO inventory to minimize costs and maximize sales proceeds.

If I lived in a state where LLC fees were minimal, I'd have one per property and have my bookkeeper and tax guy deal with it.

I stay conservative with the goal being long term principal reduction plus property appreciation...minimal CF.From a small regional tx bank20% down15 year fixed @ just south of 6%OR5 year arm at 5.5% Both 15 year amoritization

However, to minimize confusion, the only amended list from me will be sent out on Sunday, March 18.At present we have about 30 participants on the list.

But the price they pay for that asset is frequently close to the value of the asset.If you've managed to accumulate rentals with a lot of cash and minimal mortgages, you're done well in general with your money.

As far as finding property with carpet and paint only it will be tough as home buyers compete for those properties too.The home buyers are happy to live in it and get small equity say 10k where you can't do that on your flip plus it's easy for them to get a loan to purchase a property with minimal work.With cash you need to look at properties needing a bunch of work.Try to find the most run down property in a great area.Buy it cheap for cash and fix it up to sell.If you don't want to take yourself away from your main business you already have you might look at wholesaling properties to start.Less risk just getting started and you can learn the ropes.You can use hard money for flips to preserve cash but the hard money takes high interest and points and only gives money for repairs in draw schedules so it drags out your rehab and resale which costs more money with your loan.You could focus instead of whole tailing.Fix the property us some and sell to an investor for cash with a small markup.Since they have cash there will be no loan red tape with a retail buyer.Less margins but more volume.Hope it helps.

How do I attain the confidence you have in buying properties with minimal risk and yet have my offers on top of the pile?

The information is minimal unless you are willing to pony-up the cash.