No matter what market you select, you need to spend a lot of time there getting to know the market and the “players” in that market.Which of these markets can you get to easily and often?

If you took the top 3 players to lunch or dinner quarterly, you'd spend a lot less yet gain a lot of knowledge.

We had a list of preferred real estate agents we listed our stuff with to get fair market (maximum) sales price.If we wanted to dump a property below market value, we knew who the players were and would contact them discreetly - we didn't want any negative publicity.Unless you find a desperate, failing lender, don't see you having much success.

Keep in mind this guy was a bigger player so he had Lots of deals out with this lender and now peer st. 

Before long you'll know a bunch of the local players and won't need to share unless you have trouble selling to your list... and then team up again, meet some more investors, list will continue to grow.

@John UnderwoodBaseball story about the origins of Charley Horse: from an 1887 newspaper article:When Mutrie, of the New York team, suddenly began limping after running to first base in one of th[e] games played here last fall, [e]very bass ball player at once ejaculated "Charley horse."

Most of your closings are going to come on the followup, and that's where most note players fail-- they expect to get results on the first mailing.

I see why many of us on BP want to keep admin work to a minimum and reduce the necessity of extra entities and extra bank accounts, but these are things that the big players do. 

Its not that the operator does not qualify its just the banks by and large do not have that product.. what a lot of bigger players do is use their securities as collateral and pull loans through that avenue and those can be very good rates..

If you have the money find the top player for sub to in your area and partner up with them, just make sure you got a great attorney to help structure the partnership.