They will shop the market for you and should recommend the most competitive company.

Competition drives prices down.

In a down market there are fewer buyers, less competition, and more bargain prices. 

Just make sure it’s someone who actually does deals in the area, not just talks about them.Florida isn’t “too hot” to get into, but it’s definitely competitive, especially in places like Miami, Tampa, and Orlando.

You need to do some mystery shopping and look at your competition.

For a newer investor, the key is to price competitively, have your listing and marketing ready early, and be flexible with showings since schedules can get tricky.

OPTION 1: OPTION 2: When Seller Uses RE Agent & You're Using Property For a Rental When Buying Subject To & Selling to Tenant Buyer Pro: Doesn't require specialized knowledge Pro: Little competition "Adequate" cash flow - Nothing Exciting Can be little $ down You get appreciation if property goes up Can do Unlimited number Can Get Started Much Sooner Get down payment (Cash $$) back immediately Great Cash Flow No Bank Approval Needed No Maintenance or Repairs Con: Have To Have $45,000 Cash for Down Payment Con: Have To Have $15,000 Cash For Reserves (just in Case) Have To Have $15,000 Cash for Closing & Carrying Costs Due on Sale Clause Have to Get Bank Approval Must learn the technique Can only do 4 -10 properties depending on bank Competing with everyone else Requires 20% Down & other requirements If AC breaks - you fix it If roof needs replacing - you pay for it If toilet clogs - it's on you If house gets trashed - you un-trash it You take loss if property goes down in Value Tenant Can Trash The House When Seller Uses RE Agent & Using Property For a Rental When Buying Subject To & Selling to Tenant Buyer Asking Price MLS $225,000 $225,000 Balanced Owed $223,969 $223,969 RE Agent 6% $13,500 $0 No Agent Involved Seller Brings to Closing ($12,469) $0 So No fees Asking Above ARV $0 $0 Seller Walking Money $0 $0 Sometimes Walking Money If I Use ConventionalFinancing If I UseSubject To Asking Price MLS $225,000 $225,000 Amount Down - 20% $45,000 $100 (I Give $100 Down) New Loan Amount $180,000 $223,969 I Take Over Loan Title Report $600 $600 Closing Costs $1,250 $1,250 Monthly Payment $1,151 $1,225 I Take Over Existing Payment When you are new, looking for lenders & considering Fix & Flip, BRRRR, or rental, as a buyer, I’d ask the owner/seller to be one of my private lenders with creative financing.

Easier to dream about being grand cardone lolFor anyone that is a Veteran, current VA loan rates are very competitive - my buyer locked in at 5.25% with no PMI. 

A property owner/manager is liquidating due to divorce and selling off all his properties and it is a very small market with little competition. the issue I am running into is upfront money.

The problem with marine is the level of competition in the space and the lack of spaces to build.