He still buys at a discount regardless of the strategy.

I know a lot of people who are in the wholesaling industry and what we are seeing is that texting won't be a viable marketing method for long at all.

If they are paying little to no money at closing, what skin in the game do they have?

I haven't bought a deal or anything I'm still saving up, I'm at 25k I'll hopefully be ready to buy in the next three years, otherwise the city I'm buying in is Barrie which is generally a great appreciation market, I've got two brothers Chris owns two rental properties and Ryan just bought his first partnering up with my brother chrises second deal, so I might partner up for my first deal I don't know yet tho depends on what my brothers want to do.when shopping properties I do remember from the book you shouldn't buy properties based off cap rates but im wondering at the beginning do you first skim this information say the property is listed at a 6% cap rates which is common in the Barrie market would I then would go walk the property and see if things are viably ok, once I believe it's resdy for a professional inspection I'll get information about deferred maintenances mainly capex based off what I need to repier I'll be walking the property with the professional and I guess he'll give me a rough cost of How much everything that is needed and when I need to get the work done due dates, also I don't know how to calculate how much I should set aside in monthly terms after I get the required information from the inspector I'll be doing this for the first time, if the pure cash flow is incheck  I believe usually NOI is usually around 60% including appreciation and mortgage income andone going deferred maintenances around 35-40%, now I'm ready to make an offer?

Sad country we live in at times. 

Love that you are spending your commute at a mobile university.

Erik - I have a conventional loan at the moment. 

I have had hundreds contact me over the decades pitching properties at crazy prices.

You can also try building your own website and get very good at seo or ppc in order for the homeowners to reach out to you. 

Where I'm at in KC is pretty good (although nowhere near what it was).