Hi Nate - Typically 1-3%, some say as high as 5%+ but I have not experienced that.

Don't know if this is a preforeclosure question or a wholesaling question but lets give it a shot.So lets say a house is in preforeclosure and the auction date is in 15 days.

So lets throw some #'s at this and  for now lets ignore the fact that it is a duplex and lets just say a SFH.

My income right now is around $4k/month.Let's just say a property is worth $249k and mortgage lets say is $1,300/month including PITI that's $7,800 just round it up to $10k to be safer.

I’d like to think that the personal aspect of showing up on someone’s door would have a greater influence in their mind than, say, a mailer or phone call.

So it may be worth staring to learn and do your due diligence about they type property and neighborhoods you want to invest in no matter what the lenders say as even if the worst case scenario is that the banks say you need 2 years of employment so that in the meantime you can get to know where you want to invest and what a good deal looks like and in 6 months you'll be able to pull the trigger right away even if you have to wait for the 2 years of employment to take effect. 

I want to say as early as possible but I think there should be a limit.

I would say a few years at least. 

Yes I'm fishing a little, but hey I like to fish.All yellow letters say a simple message "if you know anyone interested in selling, please call me at" It was a technique I heard on the second podcast about not being too assertive in your direct mail message.

Let's say as an example I propose $205,000 purchase with 5k down and 5% interest with a 7 year balloon.