It’s getting close to other major metros in the rest of the world where it’s getting difficult for the locals to buy a home.

Open to ocean view, close to tourist areas by transit, farm ground or ranch land.  

Depending on how close you are to Philadelphia you can really manage the property yourself as many Jersey neighborhoods are even closer to philly than some philly neighborhoods.

I closed one for a 2-unit on the West side last week.

As far as whether to approach them with or without an agent - approaching them directly without an agent can save the seller probably 2.5-3% of fees, which give you some room to negotiate on the price, but you need to be confident that you are capable of evaluating the property value, estimating on the amount of work that is needed, knowing how to negotiate/ structure the deal, and navigating the closing process.

Also, newer wholesalers only see about half of their contracts get dispo'd and closed (sometimes less) because of the reason just mentioned or a lack of Buyers to dispo to. 

A new build needs to perform better than that to make it worth your time, all the risks and capital concentration.thanks for the advice everyone and would be happy to connect with you: @Bryant Brislin @Dave Wells @Leilah Davis @Joshua Stewart I have been building 15 to 20 spec houses a year now for 7 or 8 years..Just curious, generally from start to finish, from closing on buying the land to collecting a check after building the house and after escrow, how long is the process taking you? 

Don't forget, you’re going to be out 10%+ in closing costs so you’ll walk with zero cash and pin your hopes on them paying you 20-30 years from now if that’s all they put down. 

Finally on 5/14/2021 (day 348) the refi was closed and funded. 

That can be a tough part, but isn't close to half of the process.