. $720.01 you are in the black, but I'd be evaluating my time involved.

Chime in.Many I know use multiplier numbers... some people use spreadsheets or programs... what say you?

Basically I just signed up for the Joint Venture program with Richard Roop who leans towards owner financing using creative strategies and a long term hold approach.

At this time the only "work" I do involves RE.

However, that will put me above the 4 loans that most lenders will finance.I saw on another BP thread that someone suggested checking out New Penn Financial since - according to their website - they have a real estate investor loan program which allows you to finance up to 20 properties.

Banks, occasionally, do the same thing.Further, many, if not most, short sales involve a property that has already had foreclosure paperwork started.

The trend seems to be shifting away from "lipstick flips" into more involved "value add" rehabs, but that doesn't mean that it is impossible.

Do you get actively involved in the process.. making calls, door knocking, etc.?

This involves using larger earnest money deposits (EMDs).

I have a specific challenge that I want to try and find a solution involving land that has lost value and donation.