I greatly appreciate all of the suggestions you guys have made and have already begun downloading my first podcasts!

We have recently bought a large shop from family and have begun turning it into a 2 unit apartment.

Realtors and loan officers are the best source to find buyers and sellers, I don't want the buyers that qualify for traditional financing or the sellers who have equity and are not in a hurry to sell.I only want to help the buyers and sellers the realtors and loan officers are going to throw away.I have them refer the clients to me they cannot help which gives me a referral endorsed by someone they have begun to trust and instead of telling them sorry can't help you they get to be the hero and have another option to offer to help them.I pay the agents 25% referral fee of the monies received from the buyer so the seller does not have to worry about paying any commissions and they don't have to worry about closing costs because they will be paid by the end buyer.the easiest way to get referrals is to make it a benefit to the referrer and a benefit for the one who is referred.Remember when it is a win-win-win success is inevitable.

@Allison Lane recommended me "The Banker's Code," and I have begun reading it.

Basically the master contractor or foreclosure agent will invite you to bid on a "clean out/trash out" job after the property has begun the foreclosure process.

Attorneys, sheriffs, and constables who conduct sales have begun to catch on and are now requiring additional documentation to prove that you do not owe taxes. 

On September 4th I closed my first real estate deal while still an active duty Green Beret, purchasing a 10 unit apartment complex in VA. It cost me $2,000.00. That same investment has now been used to acquire a 300 u...

I obviously don't want to start cutting people out when they are working on the deal but I have begun doing the research to find the owner's contact info so I can try to talk to them directly.

Since your post Ryan, I've begun to look at other areas.

In fact, it hasn't even begun yet.