Remember you want to keep the people you are selling to happy if they are investors as they might come back for more.If you are flipping before taking title and have no closing costs then you can work on a thinner margin assuming you get the deals done.

Houses simply are not moving and those that do sell, sit on the market a LONG time.Mike, I think you are assuming that the whole of the US looks like what you see when you drive around.In many parts of the country people are still making money flipping properties.

People should really assume that an HOA will enforce the CC&Rs.John Corey

Banks will pay for other services but those also can be handled by licensed agents (BPO, clean out scheduling, coordinating maintenance and some evictions).Unless you want to buy a large portfolio and have a large bank balance to demonstrate Proof Of Funds (POF) assume that most deals will be through a local RE agent.

An NOD was recorded and you met with the owner shortly thereafter so I assume you have 60-90 days before the property goes to trustee's sale.

Jeff,Good to have you on board and :welcome: .As you are managing rentals can I assume you are a licensed property manager (or licenses agent)?

Assuming that you are mostly looking at listed REOs then find an agent that you can work with.

It has an assumable VA loan with a balance of 226k, and he says he doesn't want anything else but to have someone just take it off his hands.

We can ultimately eliminate risk by creating a land trust on purchase properties.The Land Trust is a legal entity, therefore it can assume a loan, create seller carry back financing, etc.

Since I'm assuming you're trying to sell us your system, go ahead and write up a contract stating that I will pay you the money for the course after I do my first deal, then I'll buy it.