They live their lives in such a way, or do business in such a way, that others want to follow their lead, hoping to get similar results.I have mentors on this website that may or may not know that they are my mentors.

Foreclosures aren't a super big source of leads though and most end up on the MLS anyways so they many people will see them.

Can anyone lead me through this process of how to find a property as well as how to purchase through creative financing?

I'm looking to purchase my first property with my fiancé (both 25) with the goal being to establish our primary residence together, as well as giving me the opportunity to add equity/value via rehab before moving on and converting the property into a rental within a year or so to kickstart an investment portfolio.An interesting lead that recently came up is my parent's neighbor's house.

Face-to-face connections can quickly build trust and often lead to referrals.2.Online Groups & Forums:Utilize Facebook groups, LinkedIn communities, and other local online networks dedicated to real estate investing.

They lead us on with Proof of Funds letter, gave them EVERYTHING they needed.

I would think landlords with 100 day old vacancies would be a good lead opportunity. 

Where are you generating leads and for what end? 

However, after participating in the City's lead water replacement program, I was informed that I had been underbilled.

The amount it is producing does play a big role in whether this is a wise move for you at this point, but before you make that decision, have you considered leveraging your business instead of selling it?