., in the meantime, if you DO have a cashed-up Investor who trusts you enough to buy whatever deal you present to them, hang onto them for dear life!

Make sure to check out your local forums for your area, you would find a lot of experienced investors hanging out there.

Let's not forget that only a few years ago the economy was in the trash with a collapsed housing market, and a lot of that uncertainty is still hanging around causing a continued fear of home buying.  

Was listed for $190k but it expired.NOI is $1925 per month - seller does the managementThere a 2/1 and two 1/1 - each 1/1 has a garage that could be converted to living spaceAll units rentedSeller has a mortgage and is current (he had to hang up before I got the numbers)He agreed to seller financing for 15 years @ 5.5 % (I think he'll go lower on the rate) with 10% down.

Banks will still give you enough rope to hang yourself.  

Do you know a broker that would let you hang your license with him just so you could gain MLS access?

Come hang out!

Hang around more successful people and they will rub-off on you.  

I drove around a bit just from hanging out with my broker I have run across some of the other "big" commercial brokers and wasn't that impressed.  

Nothing sounds nicer now that i'm trying to invest than being able to drive a p.o.s car and have way less things to be debt free than to have the amenities that i cant seem to sell and debt hanging over my head...