AbleOK, I give up, if it's illegal to pay a commission to a licensed real estate agent, then crimes are being committed every hour around the country.

Compared to 95% of the country, I live in a very strong market to cash flow on properties, and in my area if that property needed no MAJOR repairs (no more than 10-15K to get all the units rented and decent looking), I could have easily sold it for $200,000 within 30-45 days of putting it under contract, probably even $210,000.If your market is even just not completely in the toilet right now, that could have been $30,000 to $40,000 in your pocket.And that folks is how you make money wholesaling.

Amoritized over 15-20 years, 5 year balloon.At least 20% down or cross collaterized down with a property that has no first mortgage or one with a large equity balance.

2) A public place - would be the local country clerk office.

In Mobile, AL, 10 days ago a German company called Thyenn Corp Group or somehting like that announced they are going to be building the biggest steel plant facility in the country, and will likely be the biggest in the world.

Another option is to invest in other parts of the country that do work.

Build to Suit can mean many things, the most common thing in my part of the country is that the landlord builds out a space to you specs and you lease it from them.

Everyone will have a different cross-over point.

A roof over their head is the minimum that people expect from a house, it being dimensional instead of 3 tab doesn't bring a higher price.In our part of the country "energy efficient" windows have about a 25 year payback in energy savings-so do it for your own "livability" factor but not for money.Landscaping-like exterior, adds a lot of curb appeal, one of the reasons we were able to get our house below market-"barn red" paint and 20 years of randomly placed and randomly trimmed shrubs turned many buyers off.

I live in NC, but have friends and family across the country and can help bring money to the table.