I think back to a deal I never pulled the trigger on many years ago, a rental.

I actually skip traced for him for several months before I found out that he was doing all is deals with NO money in and was assigning contracts of my traces for money.

Try and set a goal for when you would like to pull the trigger.3) At your age check into the first time home buyer incentive the banks offer.

So I specialize in creative financing types of deals (Lease/Option, Sub2, Contract for Deed/Land Sale Contract etc...).

A contract (lease) is only as good as the people that sign it. 

Start setting up appointments and put houses under contract (this can be a simple one page contract that shows who's buying, who's selling, the address, the amount, any other terms, and signatures.

And if you get any pushback, I'd contract an attorney. 

I understand that HUD doesn't allow "and or assigns" to the contract, but I can add a buyer. 

Alternatively, you can put your agent's name on the contract, and do the acquisition work yourself.I highly recommend not making offers without seeing the property first. 

Aside from learning as much as I can through books, online forums, and the BP podcasts, should I look for a local investor that flips homes and offer my contracting services?