No job...forget it.Is your market so bad that you are desperate to find a quality tenant.

After I visit, I always sit down with them, I fill up my renovation cost form, sometime I bring comps, and I do all my calculation in front of them so they understand the price I'm offering.The only time the seller felt insulted was an old Haitian women that sought I was racist, but that was mostly a cultural problem.

He was going to fund a construction loan for us that we desperately needed and still need. 

Also in desperate need of a quality handyman.

Lots of people, trying to talk a desperate homeowner into something that is good for the "investor", will tell them all kinds of lies.

Who's desperate?

I suppose there is the occasional distressed/desperate seller who's willing to accept 30% below list, but I suppose it's hard to tell from the listing.

I want desperately to find a niche, mentor or something that can get me started.

Any rate any advise is greatly appreciated, as I do have a family, I desperately need to move, I am stuck.

Im in desperate need for help.