There are limited exemptions such as if you inherited the property where it would be allowed.There are technical means to navigate the 90 day rule but your best bet by far is to talk to the lender and let them know the situation and ask for their direct guidance.  

This will help you close deals faster.Focus on marketing and lead generation to find motivated sellers—direct mail, driving for dollars, and online marketing all work well here.Know your numbers—being able to accurately assess the value of properties and make solid offers is key.Network with other investors and professionals—attend local REI meetups, connect with title companies, and build relationships with hard money lenders.Feel free to reach out if you ever want to chat more or exchange ideas!

@Nicholas A. your shotgun approach has a high probability of getting the exact quality you put into it.95%+ of real estate agent, many of them posting they are "investor-friendly", only know how to deal with owner-occupied transactions. 

Quote from @Henry Clark: Quote from @Ashley Wilson: @Henry Clark I respect your perspective, however in my experience (I have coached over 200 students) the majority of students don't know where to start to analyze a deal.

If some of you have tools that will make me gain some time or know some "friendly cities", I am all ears.ThanksMoshe

Know the lingo and the processes.2.

He was a realtor based in the Midwest (I think the greater Chicago area) and was talking about off vs. on market deals and the importance of choosing equity over cash flow. 

I ultimately did not do it but I'd be interested to hear if anyone tried that program or knows of anyone who did.  

As such, your success will come from knowing the nuances of the market and where you can drive value/achieve strong returns. 

I am willing to give up my profit in the deal to find a mentor.