I would suggest to take it slow at first, get comfortable and your feet under you before getting ultra aggressive in taking on larger and larger risk.

I think we'll have very low response numbers but I also think we'll mine a few gems that traditional wholesalers won't reach with their ultra-filtered lists.

When it comes to insurance, always go with the super high deductible, and ultra low premium.  

I'm not suggesting that you should go crazy and offer an ultra high commission, but make sure it's comparable to other commissions being offered to buyers agents.I've seen Entry only/flat fee listings offering 1.5% to buyers agents.

I am being ultra conservative with the numbers, I feel I can likely do the repairs for at least 5k less and the house should appraise for at least 10k higher, adding another 15k in equity.

.#3- Has an attorney/inside man(my words, not his) that is ultra connected to distressed deals and seems to get them to the table on these deals before most others even know about them.My question to the seasoned real estate investors out there, which relationship do YOU HAVE in your business that is most important?  

Everyone here, even the ultra-successful investors, all put in the time and hard work to get where they are.

People get caught up in the numbers and stats and yes that can be important but most people with high net worth (millions) to ultra high net worth tens of millions or higher want to work with people again and again.      

Being familiar with their ultra conservative lending policy and knowing first hand how I and others in my department deal with downgraded credits makes me think the hassles and risks of consumer type loans are a better starting point until I can make sure that 1) I am well capitalized and 2) a big enough relationship to be worth something to them.

Also when you focus on ultra luxury, there are problems with these properties as your margins get cut a bit.