I have not experienced the blatant dishonesty you talk about.  

Every segment of every profession and life has their knuckle heads, but its blatantly unfair to group an entire group because of what have been your poor choices! 

The question was who is reputable, not who can give me some under the radar advertising or blatant solicitations to sell me notes in the forums.And the first question should be what brokerage is well capitalized to repurchase a note under the expressed and implied warranties made in the transaction.

(Sometimes below the value of the raw land)  In these situations where the problems are blatant and easily fixable, you need to dip a little into your upside to find some middle ground.  

It's blatantly obvious they aren't real players.3) rental game is long term money, usually using financing from banks.  

I am in a similar situation that will cost me 20,000 with the sellers blatantly lying but I know for a fact that the sellers were dirt poor so even jf I win they will unlikely never be able to pay.

(I'll mention that one of them was using blatantly wrong information to acquire one of the lower end numbers, in that they'd listed it as a 2 bed 1.5 bath when this has never been true, so it's not even like it was outdated, just simply wrong).Am I reading too much into this?

Normally, outside of blatant avoidance of repairs, you can give them a 30 notice to move out.

While I appreciated the perspective and the question, as I explained to him - I am not in a position nor desire to put my investor's financial investment in such blatant risk.  

(footnote: they don't believe in email. so it wasn't an option.)THE SOLUTION:After spending the evening thinking it over, I figured I could offer a less "daunting" offer by presenting an "Option to Purchase" contract instead of a blatant "Purchase and Sale agreement with assignment clause", which would leave them locked in with me for 30 days.The difference in these two contracts (from my understanding), is that an "Option to purchase" contract would allow the seller to still sell the property to whomever they wanted, while I would also simultaneously be able to market the home at 0 cost to them for 30 days.If a buyer approached them with an offer that was higher than the one in my option contract, they would give me the opportunity to "match the offer", or I could simply walk away from the deal and they could go with the higher price.THE FAIL: As I was fighting traffic demons to get to their property by 3PM, I gave them a call to let the seller know I'll be there soon.