What to do after your direct mail is sent?

[Andrew Quinn]

Hello everyone.  I have been trying to get started for a while now and I think I may have gotten the wheels spinning. 

Background Info: I live alone with my two two year olds and I work a contractor position to work on cars. I set my own schedule. I have $11,000 in credit card debt currently and no assets what so ever. Therefore, I do not have any money to close on or actually purchase any sort of real estate what so ever.

My Goal:

To wholesale a property by any means necessary (unless it's illegal of course)

Steps I have taken: 

I have choosen to use an LLC to separate my business from myself.

I have a buyer website and a seller website through Realeflow (both are unedited and need to be finished)

I have business cards and have atteneded a few recent REIA meetings in my area. At a recent meeting, I spoke with one of the lending vendors at the meeting and they do transactional lending for a minumum fee of $1500 or 1.5% of the borrowed amount whichever is greater.

Finally, I have driven for dollars on every single street in my area (Raytown, MO a suburb of Kansas City, MO) and sent out my first direct mail campaign. I will be sending 100 letters every 2 weeks to the list of 100 properties that I found. I am doing the letters myself and unfortunately I do not have the funds to send any more than 100 letters every 2 weeks. I plan to do this for 3 months consistantly before making any adjustments to get a true idea of my return on my marketing and what may not be working.

So my question is:  Now that I have sent my mail and I know what I need to ask sellers when they call (property details, mortgage info, motivation, etc), how do I get this thing under contract when it comes my way??? I have no contracts prepared, no money for an attorney, and really no connections to real estate attorneys in my area at all. I also dont have a title company that I have choosen to go with. What steps can I take to obtain a good real estate attorney, obtain money to pay for the contracts to be made, and to decide on a title company? Those two things are huge road blocks for me right now even though they should not be.

Any help is appriciated sorry that this post is so long. If you take the time to read it, as Brandon Turner says, I will give you a giant bear hug. 

Thanks a lot BP!!!