If and when you get a no, you need to understand what that no is based on, there are "prudent lending practices" at work here, all banks follow the basic underwriting guidelines and debt-income, LTV and debt-service ratios or spreads.

I got the home on a premium.I started doing some reacherch to buy and fix my own SFH in memphis, and it dose not look that difficult..any pointers on buying and rehabbing SFM would be appreciated. also if you know any trust worthy contractors and agents in Memphis please share .thanks  I would move away from the Bay Area if possible and relocate to an area with real estate investment opportunities.  

CPAs should practice tax, and lawyers should practice law.

This essentially requires tenants to immediately vacate and could lead to them coming after you for relocation costs, so again, talk to your attorney.  

cool thats good to hear, however the other side of the story thats not really talked about by lenders is that if you have a lot of other properties in the area you are trying to buy a property "in" then it may be very difficult to purchase an eleventh financed property as a primary residence unless it makes sense for your given scenario.Often times this requires:- a Great LOE - letter of explanation- supporting documentation like relocation letters from employers, LOE's from family members, spouses, marriage certificates, mammograms (show increased family size), etc etc list goes on- your  track record with other properties, like did you buy them as a primary then switch to investment properties (underwriters test to see your past "integrity," with mortgage transactions).

It's good practice to know how much it will cost you to do certain rehab items in your area2.

Jeremy, i simply don't want the liability of potentially being personally accused of 'id theft' and the likes of 'negligent enablement' thereof in today's highly litigious America where it seems like 50% americans are prescribed some sort of psychiatrics drugs and the other half on recreational ones; and the average civilian being practically a professional 'crisis actor'. frankly, and im not even kidding, 10-20 years ago it used to be that young adults wanted to be rock stars. now its practically like every one wants to be 'lawyer'?

We had to relocate and didn't have much time to do so.

We've relocated from New Zealand to Austin TX few weeks ago and looking to meet people interested in RE and investing in this area who is willing to share a bit of knowledge.Currently wanting to invest in fix n flip properties and invest in rentals later on.We also starting construction business for remodeling and property repairs and so on.If there is anyone who can share some helpful tips or looking for partner we'll be glad to hear from you.best regardsPS: great website by the way! 

But at the volume you're doing, that may not even be worth it.I don't keep up with the trends in wholesaling direct mail practices, but there's a general axiom in direct mail saying that it does you no good to save on postage at the expense of getting your pieces opened.