At the end of 6 months, the lessee can sell the house and should be able to make a profit after paying the liens against the property.Has anyone had any experience with a situation like that?

Here's a horror story: I got 50-lots through tax lien foreclosure (year 1997-2002), was going to develop them myself when some investors bought up all the other delinquent liens (1500 liens), and formed an HOA to develop the land . . . it worked out okay at first, I made a good profit selling some finished lots to home-builders, but due to the HOA mismanagement and the economy, I have about $1-million in HOA liens on my lots.

At least in real estate if you buy something that can be rented at a profit you are making money while you wait for prices to recover.

If I understand correctly, cash on cash is net profit divided by your own cash in the deal.

I tend to be wary of anyone offering mentoring services for a fee, although it's good to hear at least a few posters have had postive experiences with this.My main reason for skepticism is that if an investor has become profitable in real estate, why would he or she spend time not investing to make money coaching other investors.

On another, I partnered with someone where they brought in the money, I did all the work and it was agreed that the would immediately resell the improved property and split the profits.

I would probably end up with a nicer rental in a better area, but possibly not as profitable, and then there is the whole free and clear vs leverage argument.

There is no 3rd party as of now, I am an investor and have to look for credit partners if 20% is a must.If I finance only part of the project then do I have to pay the equity on full projects profit?

Here are the numbers:Asking price: 120KUnits are 2/1's, rent for $600 eachBuilt in 1959Tenant pays heat and electricIncome: $600 x 4= 2400/month and 28.8K/ yearlyI used the 50% rule to cover expenses, but some of them would presumably be:Insurance: $115Taxes: $357Vacancy: $240 (10%)The property seems to some sense using the 2% rule (2400 a month rents is 2% of 120k).Financing: I plan to live in one of the units and use FHA financing.FHA down payment of 3.5%: 4200Loan of 115,800 at 3.5% interest= $520 monthly paymentAfter 50% Rule, $1200-$520 = 680/4 = $170 profit per unit/monthlyI have just a couple questions about the property.The owner recently bought it and replaced the windows/doors and claims that the building is in good shape. 1.

Once I free up the equity (and hopefully profit) from the sale, I will be a lot more serious about making offers on investment-oriented properties.For now, I'm familiarizing myself with the types of properties that are available and what they tend to sell for using the MLS.