Hi,
Welcome to real estate investing and REI Club!
Yes, you can use any source of property, but keep in mind you should acquire pristine properties in good, updated, move in condition at a 30% average discount below FMV / ARV!
Properties requiring rehab / remodel should be discounted (Subtracted) below the 30% discount price!
In soft real estate markets with high foreclosure rates and unstable / falling markets you should be trying to get a 35% discount! And in markets that are good, stable, growing, healthy economics, and appreciating markets you can do well with a 25% discount below FMV / ARV!
Start creating and marketing / advertising to build a investor and owner occupied buyers list! Find properties your buyers want! Don’t find properties and hope you can find a buyer in 10 to 14 days without a list as it is very difficult and will greatly decrease your odds of success!
You should have your own team agent, however there are times it strategically makes sense to use the listing agent to make your offer!
If you are buying a Short Sale it has to close to your name so in order to go A-B-C you will need to purchase and close in your name (With HUD 1) using transactional funding and then close to your end buyer the next day! Make sure lender does not specifically prohibit or put in writing in your purchase documents wording no re-sale within x number of days as this prohibits you from selling the deal!
REO properties are owned by lender, do not require agents or banks (Lenders) agreement provided thier are no written language prohibiting a immediate resale and your state allows assignment! Make sure the state realtor contract does not have writing prohibiting assignment’s, but to get around this if you sign your name “Jaya and / or assigns” and the seller signs the document after you without objection they have just allowed you assignment rights provided your state law allows it!
You must place your buyer in contract or in assignment within your primary contracts contingency period which is normally 10 to 14 days, I always tell investors try to get 60 days to close and 20 days for your inspections / loan approvals which gives you 15 to 18 days to get your buyer in place!
You can get extensions in most circumstances for issues with lender underwriting and funding, however if you remove contingencies and do not have a buyer you will lose your earnest money!
If you have a realtor or it’s a listed property the state requires the use of the state board of realtors contract and you can use your own assignment agreement if your doing an assignment!
If your buying from private party you can use your own contract, you can also use your own contract between you (Party B) and your end buyer (Party C)!
Good luck,
GR