I have read the books, I listen to the podcasts (plenty of time sitting in Los Angeles Traffic), I have used the calculators, I have contacted wholesalers, lenders, agents in prospective markets (setting up my core 4).  I put 50k into a luxury flip in Southern California, projected to be finished in 6 months, I am rapidly approaching year 2 and have seen no proceeds from the flip, still under construction.  However, I will keep my head up!  This is my second go at seeking financial freedom (over 20years in L.A. traffic I want out of that traffic) through real estate investment. All that to say, I'm going to be really good at this some day!  I will, I will!  Question for the BP gurus!  as I am deal analyzing, when the numbers are doable. I usually call the wholesaler, or the wholesale company to put an offer in only to find out the property is gone!  Wondering, how I can get faster with the hard money lenders to get one of these mythical properties that I know are out there.  Since my money is tied up in the flip I don't have the capital in my accounts that is usually required to get the loan so, I will be in a mad dash to come up with the funds. What would be the advice for someone in my position, wait it out? till my flip is done.  (I feel like I'm missing a great game watching from the sidelines while interest rates go up, and inventory comes down as the window is closing), Or I don't know, Help!! I am currently looking in the Corpus Christi area, and the Columbus Ohio area. Ready to get on a plane and take some trips. Thanks in advance for the cold hard truths that come in the B.P. forum.