If you look at the total returns (not just cash flow), you're probably much better off investing in something today than waiting for that perfect deal that may never materialize. 

RETipster.com also has a great educational material on land for free.My advice, if you want to take action quickly, go on Zillow, filter by new construction, call those builders and see if you can bird dog for them (source deals), learn their acquisition criteria then go find those deals.

Or slight rehab, possible cosmetic updates. 

I know of a flip in West Hartford CT that has sat on the market for a long time now, even though it is cosmetically beautiful.

(New roof and cosmetic inside) The question or problem I’m facing is during negotiations I did not analyze the cost of rehab correct, the ARV I assumed will be significant smaller than I projected.

I personally tell my new investors to focus on only "cosmetic" rehabs for their first one or two deals.  

Once I understood what they were trying to achieve I could provide the right materials.

Now that we are set to close next week, we have been going through it to "finalize" materials we want to use and adding anything we missed.

Adair a;ready has plans, building materials, while UBuildIt guides you to order materials.

If I want to do my own marketing - say direct mail, or even set up a lead-catching website - am I obligated (ethically or legally) to list my brokerage with those marketing materials?