. :)And   Kerry, regardless of what you claim, your endorsements are in plain sight on your previous posts, I can pick out what you said that is nothing less than an endorsement for that junk, your problem is you don't like it being pointed out.

plain and simple.  

Other than putting in my ads "cash sale only", "investor special", "no rent to own" and asking very plainly and clearly if a person is a cash buyer, how can I weed out tire kickers and no shows.

Some enclosures can be trimmed out, the plain jane types, flat sheets.

Honestly I'm sick of a 9-5 job.

@Gerald Harris  just plain old content marketing. 

They have nothing to do with hudhomestore and all this talk about HUD asset mangers is plain false information. 

im sick of spending 49 cents a stamp

The way I like to look at situations like this is plain old opportunity cost.

This will tell you the most you should pay before your interest rate starts dipping below the max amount.Any horror stories I have come from not doing enough due diligence and driving by the properties.Be careful of lots that might be in a flood plain.