I figure that it will save my buyers money over a hard money loan, and will also allow non deals to become deals.

Alex, you only need one clause that says...Buyer has the right to inspect and approve prior to closing.This gives you the right to back out all the way up until closing.If you're making offers to realtors then "Diggs" is correct but if you're making offers to motivated sellers like you should be then it makes no difference.

I said lower income neighborhoods NOT war zones.Build yourself a buyers list at the reia club and find properties where the rehabbers want properties.

I was always an opportunistic buyer and even though I was conservative financially and always tried to keep from getting overextended I did NOT let that keep from buying when a TRUE DEAL came along.The only time my ratios got really out of whack was when I fell into a deal to buy 3 at one time (within a month of buying another rehab) but I got the three at about FIFTY PERCENT OF FMV.

In other words: Can I put the home under contract for say 100K, market the house/ find a buyer who will pay say 107K, and be done and everyone be happy?

Each time the buyer would walk.

I foreclosed on (actually scared my buyer into deeding back to me) a house in TX.

I hope your experience with the site has been a pleasant one.

Once they acknowledge that I'm able to sub lease...do they need to know once I've found a tenant buyer?

Realtor, who is a buyers agent with her own rental properties, estimates repairs at around 20k.