You then are attempt to acquire leads with "direct mail" and "driving for dollars".Direct Mail is a low return marketing channel, and the very best you can expect (even Kohl's, Vons, any local real estate broker) is a 1-3 percent return rate. 

Several times already, my realtor has called the seller or seller's realtor with our offer price instead of submitting an official offer.

Also, if the house is already listed for sale, would there still be realtor commissions to pay if this goes through, or would that hold off until the house is officially sold?

Is the parking spot officially "assigned" to the unit you are renting to him.

Tell them you want a title company involved or some official entity to hold the money.

We could not officially sign the papers until NASB turned over the money, but NASB would not turn over the money until we had signed the papers.Fortunately, we were able to get a short-term loan for the balance, officially buy the property, get the NASB mortgage, and then pay the short term loan back within a very short time frame.Now I want to buy another property with another friend using SD-IRA's and I don't want to go through the same process.

During those weeks, what do you do to find leads outside of your normal channels?

.** Now where it's interesting is that the property has officially sold.

Check your municipal Official Community Plan to determine the city's vision for redevelopment.

Any thoughts on what channel is best to pickup the first flip?