Not as a 'get rich quick' scheme, but because I genuinely enjoyed the process of taking a rundown home and making it something sale-able.

Detroit genuinely delivers!

Doing things the cheap way, I have found that this works for me, and gives things a genuine touch that brings really good deals in:Drive/bike/walk your dog for dollars (houses with unkempt yards, look vacant, ugly-ish rentals/multis, etc)Make a vocal list using your mobile's voice recorder of the addressesCheck them out on your property appraiser's site for your city/town (I find that making a spreadsheet in something like Excel or Google Docs helps keep track of this info)If the property looks good (was purchased a while ago, mortgage is underwater, owned by a trust or by someone not living in the actual house, etc) save it in the dossier for a letterWrite a letter (by hand) stating your name, that you want to buy their house, can close fast, pay cash, etc (whatever your buyers are capable of doing; it's good to know who those people are &/or how to find them FAST), leave your number &/or email (I use Google Voice - it's free and has TONS of goodies)Send it out with a stamp and follow up in 3 weeks if you don't hear back from them (as in, send a follow up letter, not the same one)This is just one way of doing things, but I know it can be stressful when someone says "just find a deal and get it under contract then go from there".

. :-)@Debra Leeson  Rick is one of the genuinely good guys on the site.

Don't get me wrong, it's too big of a company to avoid mistakes entirely, but I've seen first hand how fair the managers treat clients when the company has genuinely make an error, and how much effort goes into ensuring that the clients are successful.

I would so appreciate anyone willing to take a minute or two to give me an idea of what I'm looking at:  Genuine ad or bait-and-switch, list-generator, etc.

If you've got $200k, you probably should look for a GENUINE off-market deal, from motivated/distressed Sellers!...

However, even out of state sellers will have a realtor, relative or schedule a few weeks in advance for them to come and show the place themselves, if they genuinely are looking to sell that house.

Here is what works: develop a genuine relationship with someone and find ways to help them or work with them.

I PROMISE you this.NOTHING beats honesty, and the genuine desire to help someone.Our deals are off the charts!