However, it seems it this biz. that a lot of contractors can't even afford the materials cost upfront so we either buy the materials and they get paid for work completed, reimburse them right away when they deliver the materials to site or some will go with them to buy the materials. if anyone has another effective way of doing this would love to know.

Do you see a difference between efficient and effective?

His marketing paragraph said something to the effect "Great home 15 minutes from the Trolley Tracks of Downtown Memphis near great jobs."

What I do like is the higher concern about how the repairs or improvements will effect their bottom line in rents.

So here's the conundrum for a novice - being the type A personality I am and wanting to learn (and, honestly, control) as much as I can about this "deal" my first instinct is not to "bug" local investors about it because (a) I want to add value to what I can present, (b) I want to know as much as I can before I put this before someone, (c) I want to control this in some fashion before putting it before someone since i'd be doing a lot of up front with the seller and learning as much as I can about the property, (d) I don't want to waste an investor's time because I don't want that reputation to follow me as I evolve with this business.But it's like I can't get the outline or roadmap on how to start (with the land, for instance) without going to someone who's been there, done that and effectively negating points a to d.If YOU were pursuing this based on what I outlined, what would be the FIRST thing you'd do?

The discover card is not a true "cash back" card, but if you take rewards via a gift card, it will give you a $25 card for $20 in rewards points which gives you a 6.25% effective rewards return.

And understand that when you foreclose you don't just get the property, it goes to auction and if it sells you get the lien balance and costs, any additional money goes back to the borrower.I'm not sure how the BK filing effects this situation.

I posted a link in your other thread asking about the DIL issues as well.Note that an installment sale terminates upon default, it is financing an equity amount based on the contract price, unlike a cash loan, there are no deficiencies to be sought.The quit claim deed may also be effective the date it is granted rather than filed which can void the contract

I have found chemical treatment effective.

I know there is also the option to go through the MLS, but without back-end access and not having experience I question my effectiveness of finding a "good" deal.