I couldn't decide where to put this post, here, the marketing community forum, or the marketplace, so I apologize if it is in the wrong place. I have been working very part time on my real estate business (full time in the summers), and I'm feeling a bit frustrated but highly determined. I had one house under contract, but a year later, we are still waiting on an Easement from the county to allow it to close. In that time, my financial situation has in many ways gotten better, but in other ways worse, and so I'm really trying to get things where they need to be. I had done a direct mail campaign, partnering with a friend, but we got no good leads. I do not have the finances even to do the direct mail myself, so working with people and splitting profits is the only option that I see. That being said, I have potential buyers in Rochester NY, maybe in PA, definitely several near me in the DMV area, and one big one in Memphis. Several buyers near me I know personally are actually buying properties, so I know that a good deal will get it done. That being said, the DMV area is a hot market, and while MLS is free, I find it very hard to find flips that make sense, and I really need to find an agent that can help me with that. Also, I know that I need to find properties of other means. I am willing to drive for dollars, but I have no idea how to begin. This area is so densely populated, and houses in bad condition are few and far between. How do I map out where to go that I'm not just wasting hours upon hours? What else am I missing? How can I really get moving? I am willing to work my butt off, create scary accountability agreements (the one that got me my last deal had a consequence of getting rid of my brand new car in exchange for my father's 13 year old car), split profits. Whatever! I want to learn, and I want to run from being a broke teacher then teach kids how to never live like this. Suggestions?

Andrew