Don't be a passive investor, get off the letter writing thing, stop licking stamps, or mailing letters regardless of the color, get out there on the street, be proactive and find the deal. 

Before I'd get into raptures and licking my chops, I'd do a thorough title search and start from there.

They then go from 5 million to 1.5 and run with their tail between their legs for awhile to lick their wounds before they jump on the next cycle again.Another mistake is to tell yourself you have some good properties throwing off cash and then it makes sense to gamble on a marginal deal that might work out.

@Mike J. all of us that haved flipped our fair share of  homes have had a blunder that makes put our tail between our legs at one point in time... lick your wounds and get back out there.

Lets keep in touch and good lick to you.

And in the meantime, while you are working like a dog, look for a seasoned investor who needs a little help even if it is licking yellow letter envelopes.

You're gonna need to put in your licks, but with patience & a good work ethic you'll learn an invaluable set of skills for this business. 

I agree, but there was some pretty strong language in their contract that covered exactly that thing, but it apparently didn't make a lick of difference.I have been trying to upload the image of the specific language of the contract, but it just won't accept any image.

Be a dog walker...they'll always lick your face and make you feel good!

BRRR from out of state is the most high risk you can do.. and many who get hammered with it  simply don't have the stones to post about it.. they just lick there wounds and many will never do anything in real estate again..