@John Powell The necessity to build relationships can not be understated.

The two most common ways of doing this are to raise rents or lower operating expenses. [ I was going to give examples with numbers here, but Tom Bucaceck has an in-depth explanation in a BP blog post https://www.biggerpockets.com/articles/924-underst... ]Hope that helps!

If you have a good deal, i.e. not 85 cents on the dollar after your inflated ARV and understated repair estimate, buyers won't be a problem.  

The Commission exempt intermediaries that are actively involved in the discussions, negotiations and structuring, as well as the solicitation of prospective investors, for private financings on a regular basis from broker registration at the federal level, conditioned upon registration as a broker under State law. 3.

I understated the difference between the foreclosure price and the Zillow estimate. 

@Rob Beland- IMO you are understating useful life of a boiler, they should be expected to last twice that long ...

I can get one through in about 4 to 5 weeks under state law, but now, the feds have extended that for owner occupied.

When analyzing deals, you need to be very conservative with your numbers to ensure you are not understating expenses, or taking into account for taxes, vacancies, maintenance, etc.  

Any vacancy rate will be understated until you add uncollectable rents and cost of evictions.

There may be quirks under state law, but this does not sound like a problem to me.