I am referring to be a licensed dealer, etc.

I constantly refer them to bank-owned properties, but am much more intrigued with the nature of the starving investors and home owners who can't move their properties in those types of markets!

OK,What exactly does the term Bird Dog refer to?

Keith, welcome to the forum.Its good to see ambitious people like yourself taking life by the horns at such a young age.In reference to your appreciation question, my market has a very low but steady appreciation rate (3-5% per year for the last 15 years).

You are referring to the old law under Section 1034, which allowed you to defer all of your capital gain into the purchase of a new primary residence as long as you traded equal or up in value.

I think he's referring to heavy competition.

I service 38 states, so I am looking to partner with several RE in each state - so I can have a contact to refer to my borrowers if they don't have an agent at the time of application.Check out our website, state of the art "RATE QUOTE ENGINE" and we provide a GFE on line as well- 2 hour pre-approval results- return phone calls (even on the weekend)- provide credit reports to my clients once I pull them- Get the deal close within contract period- very knowledgable and know how to "STRUCTURE" a deal.I know you have heard this before from others - so let me prove it to you that I am worth every penny of the commission I earn.Work SMART...

I use a percentage for vacancy and for maintenance (normally 10% for each), but if you are referring to PITI (principal, interest, taxes, and insurance) than the rent has nothing to do with it.

For the cash, I need your reference for a hard money lender.

Are you talking reference to obtaining financing or just getting them paid off?