Keep in mind, you'll pay for the nose for a hard money loan and I wouldn't use them for anything that I was planning on holding for more than 3 - 4 months total.

Of course, the $850 quoted could just as easily INCLUDE a total amount WITH the utilities figured in (even if the tenant pays them separately).

Now, I certainly am not the total expert compared to others around here.

thank you.So, once the lenders accept the short sale I can sign another contract with my rehabber as myself being the seller and this is totally legit?

In my experience the ARV is determined by an appraiser, not your estimate.To estimate the total cash you need to buy, rehab, and sell a property, start with the buy and rehab costs.

I have to believe that a lot of tentants totally trash the insides because they have already lost the house and simply don't care.Any horror stories out there?

That building only needed about $3,000 of total rehab!

A 4 month vacancy, an eviction, a lawsuit, or a large repair like air conditioning or roofing can eat into your cash flow and make you business a total waste of time in terms of making money, which is why we go into business.

The obsessive commission cutting at some banks makes no sense.First of all the commission is SPLIT between a buyer's agent and a selling agent.Also, if you show 3% to the buyer's agent on the MLS and the total allowed by the bank is 5% then you are working your end for 2%.

The total cost to finish is about 60K the way I would like it.I believe the house is worth around $300K.