You have to think outside of the box and sometimes you can create a winning situation with terms regardless of price.

Some of these you could do now, some you might want to safe for when you have a larger budget, but here are a few ideas that my clients use:Signage: Bus SignageBus Bench / Stop SignageCar MagnetsBumper StickersBillboards / at Local Sporting Events Internet: MLS (Realtor.com)Lead Generator WebsitesFSBO WebsitesPrint MediaDoor HangersFlyers Around Town w/ Pull TabsBusiness CardsValue Pack CouponsCoupon SaverPizza Box AdsAD Placement in:Church BulletinsLocal Real Estate PublicationsLocal Business JournalsTV/Radio Commercials on TV StationsCommercials on Radio StationsCold Calls/Direct Mail Campaigns to Property Owners: In Pre-ForeclosureGetting a DivorceWho Live Out of StateWith Low End Rental PropertiesWith Vacant or Rundown PropertiesWith Building Code ViolationsWith Health Code ViolationsWith Fire Damaged PropertiesWith Delinquent TaxesWith Expired ListingsWith Single Family Rental ListingsIn ProbateEvicting TenantsNetworking with:Bankruptcy AttorneysProbate AttorneysReal Estate AttorneysInsurance AgentsOther Wholesalers Real Estate Investor AssociationsTax Lien OfficialsContractorsProperty Management CompaniesDevelopersREO Department of Local Banks MailmanCity OfficialsMoving CompaniesBuildersMarshallsBail BondsmenAgain, don't try to jump into everything right now but copy & paste this list somewhere.

But, I think the amount of profit you desire should also be based on the amount of time spent working on that project.For example:House 1:  Needs major renovations         ARV:    $250,000         Rehab:   $50,000         Potential Profit: $30,000                        Estimated Hours: 500House 2:  Needs basic cosmetic work         ARV:  $150,000         Rehab:  $15,000    Potential Profit: $10,000    Estimated Hours: 100In this example, I'd prefer to buy house #2, even though it would make 1/3 of the profit.

He's already sweating over a few hundred in legal fees he spent, he won't spend more arguing the contract.

Put the $40,000 reno dough in escrow only to be spent on repairs.  

I never got the impression they were trying to pull an all out rehab/flip - more just cleaning up an otherwise horrible listing.It is my understanding that they get recommendations from the listing broker on whether any further money should be spent on the property prior to listing.

I will admit with a bit of hesitation, that I have spent $10,000 dollars on "gurus."

The problem with trying to sub everything out on your own is it always takes longer. while you may save a little bit of money we have found that the time we gain from using a GC is a cost well spent.

But there is a high probability that if you do the "lawyer in a box" thing, or create an LLC online, that it will be worth something on the order of what that used pile of paper is worth.

33K in student loans, about 11k on plastic (wedding/honeymoon/school), plus houseMy experience in real estate is limited to spending time with my grandfather growing up.He had several rental houses and would always be working on them.As I grew up and paid more attention to the business side of his work I realized that he was working just to stay busy and not working to create more income.His end goal was always to create more income but he was always distracted by the job of remodeling and updating.He has been my mentor and main father figure for years but now it is time I “upgrade” to someone capable of guiding me in the direction I want to go.I will always love my grandfather but his business sense is not one I need to follow.My goals in real estate are to create a “four hour work week” (gotta love the Tim Ferriss way of life) by a combination of buy and hold and flips.I hope to use this method to create a stable business and then move into apartment complexes.After lurking on this site I have learned about the different rules needed to ensure profit out of each.In my farm area there are many MLS deals that fall into these numbers.Now it is just about raising funds.I would love to find some Sub2 deals.Famous FourFavorite real estate book Never read one.Bigger Pockets Favorite business book Poke the Box by Seth Godin, 4 Hour Work Week by Tim Ferriss, and No More Mondays by Dan Miller Hobbies include working on cars and spending time with friends and family.These are very important to me and I do not get enough time with my desk job with either.What is thing that sets apart successful investors from those that fail Getting back up on the horse after failing and not letting friends and family tell you that being an investor is a stupid idea.