When I was an REAgent I know that in order to sell houses in any State you have to be licensed for that particular State or States if the office has multiple offices in several States (ie: Century 21 for instance), even it is for a HUD Home.Now on Foreclosures normally when you go to the Courthouse Steps to bid on a house, the normal bid starts at what is owed on the House, what it was foreclosed on, so the Bank or Mortgage company will get what is owed them, anything more then that is pure gravy for them (Profit).

i have a 10% off for lows and home depot already for my military discount and i get an additional 5% off at home depot for having a contractor account with them.i also already have connections with just about everyone in the business as far as contractors go, i even have some really awesome contractors have that agree to hourly rates along with others that are by the job.I am mainly asking to see what tricks people use besides the normal ones to ensure I'm not missing out on anything and to make sure i am not stuck in a one lane mind set. its always good to ask others what they do and ensure times are not changing around me.i honestly order a lot of my items online and have them shipped to the house and store them in the garage to have my contractors install them when they get there. i do spend a lot of time at the house waiting for delivery but i use that time to ensure all the work is being done to standard.one thing i have been thinking about lately is hiring some guys from a "ready work" company to do all of my clean ups. but i have yet to do this one and am not sure i fully trust random guys who will accept 10$ a hour to do what ever jobs they can pick up that day...i also have access to realtor direct flooring companies, and a discount painting company due to my va hook up. ill tell you what i have the hardest time finding deals on is cabinets and countertops

How do you normally acquire these properties?

I think that the strength of the rental market here in Denver will cause people to jump at properties they normally would not consider.

go to homepath.com and see if you can find the contracts and print them up. i have not worked with many of them ( i am a licensed agent so i have worked a few deals with them, none investors so i don't normally read to much into that clause ) but somewhere in the counteract/adendum it will say when you can and can't sell the house.

Which I am told you can normally evict inside of a few months.In other cases however be prepared for a tenant who may or may not have a valid rental agreement you need to honor, or a tenant with an expired lease who a judge may provide some sympathy to, dragging things out for quite some time.

I've always had the goal to have my real estate income on my "fix and holds" provide enough TOTALLY PASSIVE income for me to not wake up before 11AM and always be able to wear flip flops, from anywhere in the world :) More recently, I read some of Ali's blog posts, and it's a much more explicit and targeted form of something that has been less explicit in my own goals, investments, and work flow..For now, I've been outsourcing whatever I can.

Normally you as the new buyer are obligated to honor any existing leases or option agreements. 

The final walk through is usually done a couple hours prior to the closing, so this seems normal to me.

If you go to meetings in the area there are normally multiple quality wholesalers present.