Don't think there is no competition in small towns.Larger cities will have more people involved in RE, the competition may be more sophisticated, bigger players, more inventory but more feeding off it too.Smaller towns usually have slower turn over, a property that's difficult to sell is easier to buy.

Met them all through my day job and one is a big time player that actually started me on this journey of knowledge.

Read Kipplinger and Money magazines and watch Squak Box.You can become independent like lots of grandmas have by being frugal and putting your money in CD's and not own stocks or RE.

If it makes you too nervous to think of losing money at some point down the road then put your money in a short term CD.

Learned a few new vocabulary terms I'd never heard of and saw some of the bigger players in the local market.

I can't seem to find any posts answering this question (although it probably has been asked before): when lenders require a 6 month reserve does that typically mean cash/savings account/CD or will they accept liquid securities like mutual funds, stocks, etc?

The reasons I prefer individuals are:- I usually have their cell phone number, so much easier to get a hold of then trying to call an office line and leaving a voicemail- Simple statements, usually in Word or Excel and just simply say the income and expenses and total deposited- Way less players in the game, meaning the one guy handles a whole situation.

As flips dry up, smart lenders will be looking for safe uses of their cash.Alternately, if you know anyone, there are always private money loans you might obtain from personal contacts if you offer them higher than CD/savings account rates.

The volume players who need to make 8% on their money, not the guy doing one rehab at a time with hard money who expects to make 15% on every deal.

She can probably help introduce you to other resources and players to help get you started.Good luck - Chris