Buy of course banks won’t use “gift funds” and I don’t want to wait 60 days to let season.

Because it still happens here in MA, that is why my first post stated it just in case someone in Mass didn't know it.I have seen crazy things where real estate agents who own rental properties with leases stating a late fee within days of the 1st....when in Mass., its illegal until after 30 days.

These days I can't buy a lot for $40-50k.

Hopefully that is your experience too.The other thing these days that would concern me is DOGE. 

We used to buy a lot of foreclosures back in the day but that source has long dried up.

They took 3 days to sign the contract after verbally accepting my offer.

I forgot to mention another sales tactic is to tell people at the three day class you can charge your investors the 40k tuition.

RI or NH seem like solid options these days as a Boston alternative.

It's a 14-day notice in Alberta.

You can use the "website" button in my signature below to set up a day/time that works for you.