BiggerPockets

Whats working right now for you? What are you investing in? Is anybody doing sub2s, lease options etc..?? What are you doing if you have cash? If you dont?

Purchase ugly-ducklings, fix 'em up, rent 'em out.

Mobile Homes & Mobile Home Parks are still hanging in there as the last affordable housing available to people to own!

REO rehab flips to reatil buyers is still my game. Get in, get out, check the bank for the wire transfer of profits, repeat!

How are you guys purchasing the ugly ducklings and reos, cash? Financing?

Financing. Here is SoCal, buying property with all cash takes a briefcase full, even today. I did look at some places out of state that we could have purchased all cash, but had difficulty finding good property management. Without good PM in place, all we would have is an out-of-state headache.

Here in Memphis we buy, rehab and rent. There are so many home in memphis that are 40 to 50 cents on a dollar that just need lipstick. For our investors we help them buy, rehab, and lease for 6months to a year to turn the tenant into a buyer. Deed the property to tenant for six months and have them to refinance so we can cash out and start all over again.

Any problems finding MH's to fill empty spaces?

A big thanks to Bill Schultz and everyone that's participating in this forum it's a major help to know what techniques other investors are employing presently. I personally am a wholesaler, that has recently begun buying and holding for rent or lease option. Happy Investing!

They are probably not worth a dollar if you are getting them so cheap and they don't need much rehab.

Memphis has a strong martket for cash flow rentals. Our homes was not overinflated like other cities, but we did have a lot of predatory lending. It is not uncommon to find a home in a decent area selling for $19,000 but worth $60,000 or even $70,000 when the market turn around. I would love to show you some if you like.