I am in the market for potential rentals in my area, Greenville sc.So far in my experience, whole sellers are looking for all cash buyers so my question is:If the numbers make sense, get hard money, perform rehab, get traditional financing, rent?

Instead, acknowledge that it sounds like he's looking to get top dollar for his home through a traditional sale.

But  if the deal is right it may allow you to get into something that you aren't able to make work with traditional financing.All the best!

The tenants are part of a fraternity and so the tradition of renting the house has become a year-to-year thing.

All,I'm looking for a little assistance on several questions related to financing.I am approaching the limit of 10 financed properties (under traditional loan programs), and looking for recommendations on how to finance #11.Consolidation of the portfolio and paying off a mortgage is my last resort, as these are short-term solutions to a larger roadblock. 

Not a traditional septic system.

Lots of great buy and hold info here ( I have a blog posts on classics of lanldord lit  and all those books should be free at the library)..also, of most interest to you may be some of the strategies for low down payment on this site (some involve owner occupancy of a 2-4 unit, for example, or others involve more creative financing) to avoid the traditional higher downpayment for investment properties.

Hemet is only 90 miles from LA,has a population of about 90,000 and is close to 2 major employers( casinos )The area also has a good size senior population and the town is still recovering from the foreclosure crisis but there has been a lot of sales due to the lower prices as compared to LA.You have to filter the listings and view the short sale,foreclosures and straight sales to get an accurate picture.As an investor you need to stick to your criteria and then search Hemet to evaluate what is really going on beneath the surface .

The house also sat unsold for a while, so he ended up reducing the price by $10,000 to about $98,000.Actually going through a traditional mortgage company was SO MUCH more off a hassle than I expected and there were so many issues I honestly don't think I want to list them all! 

Being raised in a traditional Filipino family, I knew right off the bat that my parents wouldn't be supportive at all of the idea.