Also most HMLs want you to have at least some skin in the game unless you already have a track record in which case they may loosen their standards a bit.

In Philadelphia we have both of those and are renewed every year.This brings me to my next point, which is track EVERYTHING.

I only invest in either private pre-sales of pre-development properties at a substantial discount compared to their market value and launch price and rom a developer who I personally know, has a great track record and give me cheap developer financing by Mexican standards.

Sara, you are on the right track. 

     I write the following paragraphs under the assumption that the bad credit investor has some track record wholesaling and/or flipping.

However, I've felt like i have to start saving for a long time before i get into my first deal because i don't have a track record in investing.

@Stacie Elizabeth There was never a condo market in Merion Village...you guys are in the experimental stages here...if your condos sell, they will be #3 and #4 in the last year...the two that have sold are of comparable finishes, but they are further north (priced lower as well)...you are on the Hungarian Village border and things get risky quickly...you're looking for a very special risk tolerant buyer...and they are focused in other areas right now...as Parsons redevelops things will change...you're just early in the game here in a location with no track record.

Sounds like you're on the right track.

While I plan to continue along that track, when I move, I'd like to do purchase a fixer upper to force equity into our next home.

It integrates with google calendar well too and I use it as a project management tool to keep track of my tasks.Web based with an app.If you're in you first year of practice, they also offer 6 months free membership, otherwise it's 5 weeks.Pat