Properties like this, where you can't get any traditional (and apparently some non-traditional) acquisition funding can drop significantly in price because there is no acquisition funding.

Traditional lenders are not willing to do a conventional loan until the foundation is taken care of.

HMLs are more expensive as far as fees go, and the interest is higher, but these types of loans are usually easier to get for real estate investors as they are more asset based than borrower qualification (like traditional financing). 

The downside of pulling pieces aimed at individual bits of home automation is now you have a bunch of unrelated systems that do not play nice or scale together.I've eschewed the Honeywell thermostats as they are propretary and Honeywell has a long tradition of not playing well with others.When I started down this road five years ago, there was not very little from which to choose.

Creative doesn't need really that much capital at all but it's good to have options in both traditional real estate and creative so you can use all tools at your disposal to acquire real estate. 

Property is in Traditions at Clayton Park subdivision in Houston, TX 77082.1440 sq ft 3/2/2 with a larger yard then most in the subdivision.Homes in the area are selling between 125,000 and 140,000.

The house I am looking at right now has an ARV of $450K but I can get it cheap - only $250K (it needs about $20K repairs).I know and have heard of selling the LLC but this really does not work for end buyers who need a traditional mortgage. 

Hard money lenders tend to focus on the value of the collateral rather than the borrower's ability to repay, FICA score, debt to income balance; instead of based on their own personal income or other assets, as is common with traditional lenders.

Hi Everyone I am not new to Real Estate traditional or Investing but I am new to this platform.

I was referring more to the "traditional" government / bank owned sales done through the MLS.