I have seen cryers stall.. ie they get a phone call and stall and then 5 minutes later someone comes in and qualifies funds for that sale and then they start.but I have in all my days never seen what you described.. but you know IL  pretty funky with the rules there It does not shock me.. anecdotally  I can recall on a many occasion were my competition was 2 minutes late and the sale was all done and they could not bid because I won the bid and it was over ..

I am looking to start in wholesale before working my way up to buy and holds and fix and flips.

This post demonstrates the impact of property taxes and insurance has on return.Based on the above formulas, we are seeing between 3% and 4% ROI with 20% down, 4.75% interest rate, 30 year fixed financing.

Thanks for all the great input, I did have a video, it's not an emergency but I have had it snake and was told that was a very temporary fix.

So how would you refinance out of it if you were fix and holding using HML vs fix and flipping it with a HML.

The best loan by a long shot to buy the 4fam is a 30 year fixed secondary market product with low interest rates and a 30 year amortisation. 

If you are committing to live in BC full time and you can make a profit off a fix and flip do it.

I talked to local banker who is willing to help me get the deal done, but i have to do it under an llc ( commercial loan 25% down 5year fixed ) Cause the store is 30% of the property.

She is older and she had leak from the roof, she pulled money together to get it fixed.

While this could also represent an opportunity - be realistic in how much more in rent the market can stomach (after fixing up, if you go that route), and review the school district boundaries to identify the best schools in Auburn.