In addition to education, focus on networking and thinking of what you can bring to the table (if even it's small... bring your ideas) when you reach out to experienced investors.

I highly recommend Steve Heiselman From Town & Mountain Realty, best Realtor I have ever worked with.  

Since you're not going to be putting up the money yourself, it helps to explain to potential investors what value you'll be bringing to the table.

But I wonder how it's possible, because what's a good deal for the buyer is a 30% left on the table for the seller, and I wouldn't think too many sellers are up for that.Here's what I can come up with as to how deals like that could happen:The seller goes FSBO and doesn't have much clue, so underprices the property.

Recognizing that you need to bring something to table if another person is bringing the money.

He took it off earlier this year and just wants out because he wants to move to the mountains.

Charlie, i have learned to avoid exchanges, they really don't bring anythign to the table except higher costs, and longer times to get the collateral, if they can get it at all.

I am a finance professional currently, so I bring that mindset to the table, as well as a good eye, a passion for property improvement, and some funds.  

I feel like making an all cash offer gives me better position at the offer table.

So what are you bringing to the table in this situation?