Inflation-induced debt destruction, though, takes many years to play out.3) Your tenant is paying down the loan for you.4) Rents will rise with inflation, putting you in a better cash flow position over time.As one of my mentors says "Most people feel foolish when buying rental properties" because in the short run, there is very little if any cash flow to justify the problems that come up.

So, I would say the best cash flow markets tend to be in midwest/south markets where appreciation is not as "wealth-inducing".. 

I am however feeling bummed out about REI.

How does this protect you from renter induced damage?

I also wanted to suggest you get you bum to MCRIEA .. if you havent already , they meet every 2nd tues of the month at the Comfort Inn on 200 near I-75 at 6:30 .. there is no charge for the first first and a lot of people get together afterwards for coffee and conversation at Denny's ..

I want to update this thread ....my motivated seller is not too motivated . ( so bummed out) so far the first week and only 4 calls)  I have to keep in touch with him and maybe his situation will change.

I believe that you'll find that selling contracts is still interpreted as marketing a property that you do not own - which will require a real estate license.Also, if you put a property under contract without both the intent and ability to close on it, you could face a lawsuit for "fraud in the inducement", because you convinced a seller to sign a contract that you had no intention to see through to the completion promised.The LEGAL way to wholesale is to close on the property first, then market and sell it. 

But what you don't see is we also work 17 hour days 6 days a week, get little sleep and bust our bums driving around to properties and getting on the phone with sellers.

But from personal experience the best way to light a fire under your bum is to get a house under contract. 

So sure there bummed that they wont get to list the house and sell it, potentially getting double the commission.