Several Nos on a loan with a 1st yes at almost 6% then a big yet at 4% for investment property

There are a lot of No`s to self-showings.

Has anyone had some good experience with when to approach sellers which is determined by a time frame they are either NOD or NOS?

On the Bigger Pockets forums, S-Corp appears to be a popular (but not universal) choice for flipping, as an s-corp would help with avoid profits all being taxed as ordinary income (Federal, State, and then an additional 15.3% for both sides of FICA).In my case, tax rate something as follows:INCOME TAX- Federal (up to 36.9k): 15.0%- CA State (up to 39.3k): 8.0%- FICA - both sides of medicare and social security: 15.3%--------- Total Ordinary Income Tax Rate (Fed+State+FICA): 38.3%- Total Dividend Tax Rate (Fed+State): 23.0%I could be calculating this wrong, but for the flip scenario, I'm estimating the numbers as follows (just updated them to reflect new financing terms and flat-fee MLS): - Purchase Price: $14,000.00- ARV: $60,000.00- COST Rehab: $18,000- COST 5 months of holding costs (flip insurance, debt, utilities): $1,727.50- COST Closing costs (flat-fee MLS and marketing/ 3% buyers realtor fees/ county transfer tax/ 2% closing costs): $3,465.00PRE-TAX PROFIT: $21,707.50Applying the above tax table, the post-tax profits appears to be as follows: - No S-Corp total taxes (100% taxed at 38.3%): $8,313.97- With S-Corp total taxes ($1,500 taxed at 38.3%, remaining taxed at 23%): $5,222.23So, assuming my numbers are correct, with an S-Corp, it's a tax-savings of around $3,000.

Don't let the NOs get you down.  

There are no yeses or nos in this game.

I had been going bank to bank get no(s), but of course I was going to big banks.  

It's these people that are prone to being scammed cause they hear a million nos but then someone says "sure, let me send you an application" and they fall for it.

Selling cars: you here more NOs.

You will hear a lot of NOs from those who are accustomed to doing only owner-occupied mortgages.