I've noticed a pattern of the subject matter comes in waves.

That's a big, waving red flag.  

I don't see FNMA opening up 3% down loans making any big waves in the market.

Do not contact the bank/trustee unless you have a cash in hand buyer, new federal laws are in place and chances of messing up in front of some attorney/trustee may not work well, lots of "save you from foreclosure" schemes and red flags may wave at the trustee, so stick to the thinking of a cash offer.

My finding, analyzing, offering, inspecting, etc...is more valuable than the money I think I might wave by PM'ing myself.  

We are due for a significant wave of inflation.

I have been to the area and see the wave of property value increases coming from Fort Lee/Englewood/Teaneck to soon consuming East Hackensack.

Now we seem to just be back to average returns, especially now that another small wave of new fringe low density single family homes are coming online.  

I am waving the flag looking for some help, guidance, or just plain advice.If I cannot find someone to work with I might beg borrow or steal some money from family and sell my soul to the devil and work with a HML.

Hey Jonathan,Yes nationwide there is a wave of babyboomers entering retirement age and they will slowly filter into all of the various housing solutions geared to that demographic.