Instead, it is much better to roll up your sleeves, and diligently hunt for the right deal, be highly selective to make sure you buy a great deal, force appreciation if at all possible, and get in such that you can stay in through thick and thin if you need or choose to ... this will open up multiple exits and tilt the odds in your favor ... heads you win big, tails you win a little, but the house always wins and you're the house ... if you are unable to stack the deck in your favor then the best thing to do is not play the game until you learn enough to from those that do ... people sometimes say that going for appreciation is speculation and if you get it it is only because you are lucky ...

So I have tried to read the Dodd Frank legislation, but I can't make heads or tails of it, but some time back, I'd heard that we couldn't advertise the way we used to for private lenders (Attn Investors Earn 8%-15% return on your money secured by first mortgage in real estate)...  

I find them to be heads and tails above most of the attorney closers simply because they have huge budgets and unbelievable customer service.Like we never go to a closing.. and checks are all hand delivered for our commissions from couriers.. the title company pays for... 24/7 access to their data bases if your a big enough account.customer service dial in and get a trio in 90 seconds.. in our area that is a copy of the last recorded deed the tax information from the county and a plat map... so in 90 seconds you know who owns it all the tax info and a plat map.. all for free.then for  me as a land developer there is the whole developers service department they run our plats do all sorts of work all for free. 

If your willing to work your tail off, pound the streets, and learn you can make a nice living.

I used to do this for a software company and knowing what the prospect wants lets the dog wag the tail!

I may have to way 1-3 years for it to become a buyers market again but I'm okay busting my tail for those quick flips until it makes more sense.

Sounds like you've already learned one of the keys for a sustainable REI business: happy wife, happy life.My wife and I moved a half a dozen times in as many years, each time moving out of the really nice place we had just worked our tail off to fix up and into the dump we were about to fix up next.

I would highly recommend Frank Boenzi from Keller Williams East - he is an investor and agent who will bust his tail to land the deal!

@Sam Jones I assume you mean she owns a property and you would potentially buy it.It's irrelevant that she wants to do seller financing - what matters is whether she has an attractive, investable property and is willing to sell at a reasonable price.The tail shouldn't wag the dog.

A little backstory, I am on the tail end of my first BRRR.