Cultivate direct relationships with the top 10 REO agents in your area.

That's essentially what you're doing.PMs spend years cultivating relationships with contractors.

What I think will help you is if you define your geographic region and then cultivate relationships with banks in the area in which you invest. 

@Zachary Peacock The best way to build a strong network of buyers is to cultivate excellent wholesale deals.

To get a good deal, you will need to cultivate relationships and research markets.

Those leads go into #1 above and are cultivated.

Currently I'm taking the time to cultivate genuine relationships/friendships with other investors while learning investing terminology and calculations...etc.

As far as insurance covering damage from growing (fire, flood, whatever), since the possession and cultivation is still a federal crime I suspect the Good Hands of Allstate would do nothing but pat you on the back consolingly and tell you "gee, what a shame... seeya!"

A good contractor is more like a partner than an employee, and when you cultivate a good relationship with a contractor, both sides win.As for the investor who pulled up in his nice car and fancy clothes, who cares.

My horror stories include murder, a 2 year old drowning, DEA, cultivating marijuana, burning down, INS, physically assaulted/threatened, etc...