Persistence is key.  

The most successful investors learn to mitigate those swings and persist through the dry times.

So with a little patience and persistence I'm hoping to reach out to you all again in a few months.

Also you can call around until you find a realtor (buyer's agent) who will lend you his/her commission on a note for say 60 months, this way you can use the commission to towards settlement expenses.make sure: you are persistent, (toke me about 19 phone call to find a realtor like that) most of them laughed at my question) and make sure you have enough rent to cover these monthly payments in a form of positive cash flow! 

If they have an interest, it'll come up naturally when you tell them you want to buy a house in the neighborhood and want to know who is getting ready to sell but hasn't listed with an agent yet.Anyone who's motivated enough to drive and research 45 properties will find something to buy if they are persistent as well as consistent. 

I definitely don't want to be the debbie downer here, as I do believe @Aaron Mazzrillo has made a lot of good points about persistence and believing in yourself.  

Hi @Cliff Jackson...I am also a newbie from collegeville area and in fact this is my first post and/or reply to a post after I found this site couple of months back..I have to admit that I have been a silent observer on this website reading various forums etc in my spare time at night with my full time job 9-6 and another full time job with two lill ones at home 6-10 :)....apparently my keyword search with 'collegeville' brought my attention to this post..good to see someone local with common interests and background..my goal is also to have my first investment property by the end of this year and in fact I joined a local investment group last month...just attended one meeting so far..but was impressed with the kind of folks who come there and certainly a great place to start networking..here is the website if you are interested ..http://digonline.org/If you end up joining, might as well meet there...Other confession - Ever since I started reading about real estate investment, I have been overwhelmed with the info out there and now I am thinking that I need more education than I previously thought (even if I know more than what I knew after I started reading since last 2-3 months)....but I am sure we as newbies will get somewhere if we are persistent enough in our efforts...So GOOD LUCK to you!!

Keep persisting Greg!!

There are a lot of persistent myths about this sort of thing.

The hardest thing in wholesaling is begin persistent.