@Poosana Sunnanonta, that's a tough break. 

I guess I am using a local bank that knows me so maybe that is why they said I could transfer the deed and keep the mortgage in my name.I told him I wanted to keep all my business dealing in the LLC and he said it was tough with no history. 

Tough - tough niche for someone new to compete in.

Just because you FC on it, its tough to make any money on it without rehabbing it unless you get it super cheap.

Quick and easy renovations can be enough to bump up your home's value without too many construction or design costs cutting into your profit margin.You should also keep in mind that a hot seller's market means less financial risk for house flippers given the lower likelihood of being unable to resell the home.ForeclosuresWith the ability to buy low and potentially make a big profit upon reselling, foreclosures are the types of homes that are enticing to many real estate flippers.Since the Austin real estate market is extremely hot, finding a foreclosed home to flip may be tough, but it can be done.

Tough to establish that intent as a 1031.  

Some people have offered that minus the cost of an employee.  

If it's in an area where owners want to live and you're competing with buyers that create an emotional attachment to a home (and thus will pay for it) it can be tough to find what you're looking for.  

That's some tough news to swallow.

I have regional managers and transplant tech employees as an example.