Or, must I forgo the exclusion and try to justify the deal with the tax cost?

Most REO type auctions require seller confirmation which most of the time means a hidden reserve is waiting there.Last one i bought I picked up for a song, but it took them 21 days or so to let me know that I did win it.

I thought to forgo the single family homes but I think it would be too large of a jump to go to large apartment buildings, unless someone could educate me otherwise. 

Kind of like when someone complains about a store manager UNTIL they become a store manager and see all it entails.I do not fault anyone for going to a flat fee brokerage.

I went to work on her that summer, teenage kid too far from home...Garth Brooks song lolI was 19 years old, (year 2000) just dropped out of college, and was ready to get at life. 

I came straight out and asked them if they were wholesalers and I'd say 2 of the 5 tried to give me a song & dance but Kudos to the other 3 that admitted they were only trying to help.

While working a 9-5 I wrote songs.

Banks are notorious for going after people after a bk.

I'm basically trying to look over tons and tons of properties in preparation for going in with a couple partners in the next year or so.

I'm thinking the old Creedence Clearwater song "Oh Lord, stuck in Lodi again" is appropriate theme music for this thread :)