debtfree,I would recommend starting small with either single family houses or a small multi, certainly no more than a 4 unit.

The dream is to buy a multi-unit dwelling with at least four units for each of the parties to live in, but no more than 8 units, renting the others.

Low risk and high returns on your investment.Definitely no more dealing with tenants.

In my experience, you are no more or less likely to lose a deal if you are straight with the seller.

For wholesaling I imagine it would be hard to buy anything with say no more than 2000 deposit, and I imagine it would be hard to get any clauses in there that would allow me to get any money back if it didnt sell in 30 days?

Compared to 95% of the country, I live in a very strong market to cash flow on properties, and in my area if that property needed no MAJOR repairs (no more than 10-15K to get all the units rented and decent looking), I could have easily sold it for $200,000 within 30-45 days of putting it under contract, probably even $210,000.If your market is even just not completely in the toilet right now, that could have been $30,000 to $40,000 in your pocket.And that folks is how you make money wholesaling.

I am awaiting my 84k wire to show up anytime..after all my lawyer wired the money...it should be no more than 20 minutes for a wire to show according to him.....I wait...I wait...I wait...no wire. 4pm my bank closes, my money never shows.

Many mutual fund companies allow you to buy as little as $100/month, so you could easily draft that directly out of your checking account.The way that I "generally" bought my stocks was that I would buy NO MORE THAN one month's income in any one stock.

I get copies of receipts when work is done. no more calls at dinner time no more calls when i'm at the beach.

. -- no more powerful than excel, but much QUICKER to get your output, and no programming .... also, you can export any and all reports to excel and customize and tweak ...