So, you buy your OKC house and make the same return I get and ten years if you have to sell, hopefully you get little more than what you paid, or you invest in California, get about the same return you'd get in OKC, but when you sell, you'll have the opportunity to take one huge a$$ check home from the closing table.

I've educated myself with other niches so if you're interested in bringing what you know to the table maybe we can build together. 

While all of this is happening you should be researching how to talk to  clients, what questions should you ask (this will get better as you go along) You can even find local wholesalers, to team up with, maybe they have solid buyers, and they know a great title company, you can bring the deal to the table...I mean there are endless ways to make this happen .5.

(Traditional financing is off the table so its harder for them to sell)You may even find someone who is open to seller financing that way.

CREATE  a great deal, leave some equity on the table, advertise it right and the knowledgeable buyer will recognize a great deal and the buyers will come.If you do that, your buyers list will grow along with your cash flow ........I always say, "Buy Low, Sell Low and do it Often!"

I have some interesting flips, redevelopment and land deals on the table.

I want everything on paper so there is no grey areas, also want to leave the table so everyone is also happy moving forward!.

When we closed the deal, I actually walked away from the table with a check for a little more than $800.

SO this deal fell through for two reasons: The buyer wanted to get to the closing table in two weeks tops (Before Christmas).

If you really want a particular deal, but you want to pay less (10k vs 17k), show up with the cash in hand, and plop it in the table.