There are plenty of houses in my city that I've calculated to be around this ROI level and plan to keep buying these as long as the 'actual' numbers work out.

If I were you, I'd go into the "foreclosure workout business" being in a law office you'll have the freedom to contact those facing foreclosure where others are not.

This would include getting another investor or even family to buy and then work out a deal with you.

I am willing to work out a deal.

Seller financing may work out for both parties.

I can't tell you what to expect on a loan workout.

Or two, they hire they own mold test company to verify my results and we work out some reasonable credit, forget about the termites I will tent it.When my agent contacted them to propose what I instructed, their agent's turned 180 degrees.

I believe its meant to work out a 20% profit in the end.

and I have been trying to work out details to accomplish this.

So, you need to spill the beans on what loan terms you're looking at.Another option might be to partner with another investor in getting your current home rehabbed and work out a repurchase, sell it, rent and manage it, buy it back type arrangement......if you really can't swing getting it done on your own.Sounds like you want that house as a rental, it might not be the best option now.