Lots to unpack here...In my experience the cash flow is essentially a marketing tactic to push people thinking they will retire within a few short years due to this "mailbox money".

For finding deals there are many ways - just spend some time here on BP and search for this subject and you'll get plenty of suggestions, strategies and tactics.

This is tactic is frowned upon by almost everyone in the real estate business so I am not surprised this is where you now stand.As for the attorney covering some of the buyer's CC, there are some costs which are traditionally split or covered by the seller.

A lot of time if people hear automated they hang up....like I said I am still learning myself but from what I have heard these tactics are best.

I see no ethical issues with this tactic personally

I'd love some feedback on what I've done to date and how I can improve my chances of landing a deal.OperationsSetup Zoho CRM to track leadsPurchased large absentee list for top 30 zip codes for real estate transactions (~2000 names)Hired 2 people to hand write lettersHired 2 people to hand write and post bandit signsSetup email automation softwareDirect Mail activities1/6 - sent 80 letters (to potential investors)1/7 - sent 100 letters1/8 - sent 200 letters1/9 - sent 156 letters1/10 - sent 100 letters1/12 - sent 65 letterstoday - sent 52 lettersResults --> 22 phone calls, 3% response rate, mostly to remove from list, two people were "curious" (see below)Craigslist ActivitiesSent ~2k emails to FSBO ads asking if they would take a discount for an all cash offerResults --> no dealsThis weekSend 700 more lettersContinue with craigslist (maybe a different tactic?)

There is a thread on here, "profit from non-profits" I believe, a long thread but goes through several tactics for operator/investors.I'd rather sell and finance and not fix toilets as a second job, but, whatever, it's all good if you like it. :)

IF SO, the 2nd step to this complete tactic is to make sure I'm there at the auction of that property, have financing on standyby and be the highest bidder for that property in which conclusively, will allow me to obtain a property at well below 50% FMV.

When I have a seller in this situation I tell them that I will pay all attorney fees associated with the heir-ship affidavit and use it as a negotiating tactic to lower my purchase price.

When I told him that he was not making sense, he started to yell at me and said that I don't understand the process and my rate can change even if I locked it in.Is this a bait and switch tactic?