It's also a good to see where their loyalty truly lies. 

Or more likely (when combined with the rate) that they are outright lying to you.

I was thinking of finding a fixer first and offering it to investors via direct mail (pitch is: investors buy off-MLS, the sellers pay me a minimal commission - so they net more, but I get the subsequent remodel listing from the investor. ) But, it would mean I have to lie to the seller, claiming I have an investor, when I don't. 

I pity owners that fall into the traps lies and deceit of these types of operators.

[If helpful, admit to them that you were lying!

That is a bold-faced lie in the world of lending and that individual does not have your best interests in mind.

I agree with the downturn sentiment but I don't really have any evidence to base it on, so I am just building capital until a) the market corrects itself (which is not likely to affect my market very much anyway) or b) I have enough money to pull the trigger on something.In any event, the numbers don't lie.

So, you're now becoming happy to outright lie on your signed NDA? 

In the worst case, they will give you only a pro-forma (i.e. wishful thinking and lies.)

A week later we signed , He said that he picked mine because I didnt lie to him , or try to BS him .