@Mike Catalfamo I was in your same shoes a few years back and my wife and I chose to invest locally.

It wasnt long ago that I was in your shoes as well.

However, the buy & hold area is so much different than flipping that telling you I have a deal that will cash flow at 1% is about the same as telling you I have a pair of shoes that will fit you without knowing your shoe size.Flipping employs a fairly simple and defined formula that everyone can use.  

@Brian Gibbons  good stuff...I was just thinking of this today as I had a dinky little $5k deal that fell apart at the last minute due to the owner's wife moving into the house we were going to wholesale...they apparently have marital issues....then a package deal of 4 houses where the numbers just weren't quite there for us, but I knew other buyers would take it..I know it can be easy to be discouraged...I think Mohammad Ali said something about  "It's not the mountains in front of you to climb that stop you...but the pebbles in your shoes.."  

Again, I was once in your shoes.

.,  My advice would be to put yourself in the buyer's shoes and mentally walk in the house for the first time so you can visualize their reaction.  

I'm not going to be the victim, and if the shoes were on the other foot, I guarantee they'd be after me like nothing else.

An if you were in my shoes as a wholesaler what would you do? 

If I were in your shoes, I would be fine with paying the lawyer to ask for the personal liability clause (like .2 of an hours), but I would not authorize the lawyer to spend another second after it is rejected.

Say you're in my shoes, what would you do?