I am considering getting into this space (looking at some courses), but worried that its too late, and that deep local market knowledge/understanding of buyers/connection with developers etc is required to make this work, which only incumbent/long term investors will have and would be hard for a new entrant starting from scratch to catch-up...is my hypothesis valid in your opinion ?

I was wondering if most wholesalers have stopped using direct mail and just moved to google/facebook to find deals?

(i.e. initial decorating and painting, bookings, rate structures, marketing, bookkeeping housekeeping, etc)? 

So don't beat yourself up, it's not you, it's the market.

If you haven't checked the market for homes with "inlaw suites" or whatever your market equivalent is that can be a way to get it done as well. 

To start your journey, I recommend focusing on building your network by joining meetups and engaging in online forums, while narrowing down your first investment based on your budget, market, and goals.

Similar to what Patrick stated - most have ITINs and have seen a lot of loans like that and those are sold many times on secondary market. if not I know people who still originate I would say they are tougher to sell on secondary market but there are still buyersRe: jay comment - price of notes has doubled over past five years on many loans - especially defaulted or loans with some hair too them. 

We invest in Idaho, probably the most landlord friendly market in the country, had good luck there. 

We own SFHs in Columbia SC and like that market.

Look at their marketing strategy.