As @Paul Sofia said, you are a rookie playing a championship game.Pass on this, you are clearly over your head.....this could ruin you.

It's a blocking and tackling, play the long game market right now.

I have a letter, tweak it a little each mailing, print letters and envelopes, hand sign every one of them, fold, stuff, and stamp all myself.It's a numbers game and takes a while to play before you get results... unless you hit an owner at just the right time, that is.Some people alternate between postcards and letters.

I’d recommend sticking with the W-2 until it plays out.

I think many investors are going around that rule in Baltimore City, so I assume they are doing it in other counties.Not trying to pick on you as you are 110% correct and understand you are just reporting the facts on the ground, just I think the logic about this, about “off market” deals is kind of off, like there are plenty of ways to make money skirting the rules, taking advantage of old people etc, and there are more profitable ways than real estate to do that, at that point your not really a real estate investor, your just someone making money not playing by the rules of your competition and taking advantage of people, which to me shouldn’t be considered “a real estate strategy”

But don't take yourself too seriously, make it a game you play for fun and profit.it is your job as an investor to get to their base-line price - you can only do that by asking questions and getting to the right answers.Questions: how long on the market and how - agents or FSBO?

They are partying, drinking, playing loud music, burning their BBQ, smoking, and throwing up all over the carpet and couches. 

Account Closed   Costs will play a role and I think the next couple months in an election year will give an idea where those will head.

Depending on where you flip, you'll need to determine whether you want to do a volume play (cheaper deals but need to do more to make substantial money) or more expensive markets where one deal can be significant. 

I rejoined to get Rentredi for free and start playing with all the calculators.