It is getting very difficult in this climate to do low to no money down deals.

They do all the property management, making it a totally passive investment for you.They will make their number look good because the expense will be very low.

It's a great niche to be in, because it takes EFFORT to track down the leads which many aren't willing to put forward in most cases, so the competition stays pretty low in most markets.

They then show you the model number and approx price from lowes/home depot so that you can very quickly know what layout you will use and the cost.If you are into rehabbing, I would suggest this course.

You now have about $12K invested in the property, if you include closing costs on the loan.You rent the place for $1050/month, and assuming an 8.5% vacancy rate (a month a year) and expenses of 40% of net income (a little low, but okay since you just rehabbed), you should see the following returns:- $40,000 in total equity created from the property ($120K valuation minus $80K loan)- Year 1 Cash flow: $862- Year 1 Equity Accrual from Payments: $894- Cash-on-Cash Return: 7.43% (not including equity generated by rehab)- Total Return: 15.14% (not incl. rehab equity or tax benefits, which are investor dependent)- Total Return Including Equity Generated by Rehab: 347%If you choose to keep the property for longer than a year, your total return will obviously drop, but you're still receiving nearly $1000 a year in cash flow, $1000 a year in equity, and still have $40K in equity generated by the rehab.Rinse and repeat...

Choose keywords that are preferably Low in competition and high in volume. 

Commercial is always based on location.If a Wal-Mart, Lowes, Home Depot, Target, etc come into town you can bet that the value of the land is going to go up.The improvements to the property will go up with inflation because the cost of a 2x4 goes up so the cost to build or rebuild the improvement will go up because of this.Now when an area runs out of land that can be developed then the prices of land in that area sky rocket if it's desirable land.

What are the best lenders for great credit, no debt, high income (i.e. very low risk) investors?

Their concern is, if we take a property back, we have to sell it low enough to compete with everybody else's REO.I feel like we are in an environment where banks are actually self-destructing by driving property values down (dumping their stock).They get into a vicious cycle of lowering property values because they are forced to keep lowering REO prices to move them.

I purchased one off the MLS that fit that rule but I saw the pattern in that the owner was dropping the price 10% every two weeks so I knew they were desperate to sell the property and they took the low ball offer.