If you have a relationship with the seller, if the property is fairly priced, if the seller is motivated, and you identify it as a deal, then you can send an LOI after the first call.

Lot's of motivated sellers.

We meet each other face to face, talk weekly...sometimes daily, and grow our abilities and knowledge by learning, conversing, networking, and supporting each other.We aren't out to beat each other up, we all genuinely want to learn, support and motivate each other to be successful in the business we all chose to be in.

If these were real motivated sellers, he wouldn't sell them for a bit over 1 buck a pop.

Let the wholesaler spend the money finding the motivated buyer then swoop in and cut them out..

SEC) might be good to dig into motive and assure this thing is on the radar.  

Typically they already have a blueprint that they can readily see from their parents examples, but the motivation and drive is not there.

@Chad Verde depends on your risk tolerence.Your avatar pic shows your family, so you shouldn't be as aggressive as if you were single.You should keep some decent reserves and take your time finding a motivated seller deal, so you get a good price.

I have already generated pre-forclosure lists, failed listings, free and clear, distressed property, and motivated seller lists.

I’d recommend learning about finding motivated sellers, analyzing deals, and understanding local real estate laws.