Where do I go from here? (Looking for a little guidance)

[Kenneth C.]

Hello BP,

I'm at a point where I feel as if I'm hitting a wall with regard to finding a property and closing the deal. I've gone to multiple auctions (Philadelphia Sheriff's Sale), inquired of vacant/distressed properties directly with the owners, worked with random realtors after expressing interest via real estate websites (e.g. Realtor.com, etc.) and still I haven't achieved my goal of acquiring my first investment property.

The properties that I had my eyes set on at the auctions/sheriff sale have all been stayed (every time). The owners of the vacant/distressed properties seem to be okay with letting the property continue in disrepair, and/or letting the government lay a claim to it by neglecting to pay their taxes. I've received the most traction when using the random realtors that have responded to my inquiries by way of the aforementioned sites. However, each deal that I express interest in ends up falling through the cracks somehow. Either the property comes under contract or in the event of a HUD home, the property will get postponed several times before it is open to investor and then it gets pulled from the site.

When I inquired of one of the realtors that has been very responsive and accommodating re: the payment of his fees, he stated that the "seller" pays his fees. That being the case, and in the event that a HUD home/foreclosure is purchased, would the bank pay his fees? Being that the seller pays his fees (whomever that may be), would he be looking out for my best interest? Would it be in my best interest to come under contract with a realtor that I have a rapport with and gets paid by the buyer/me?

Any answers to these questions and any general advice that you have would be greatly appreciated.

Warm Regards,

Ken