So far I've just been studying my tail off and trying to learn how to analyze deals!

A few years ago I wud have tucked my tail and gave up on this deal.

@Jeff MorelockHi Jeff,I quite like what you've stated here: Investors like you are entrusting them with their retirement money or life savings, so its well worth the time to either water-board them, or at the very least, ask them some tough questions.It's the absolute truth - whomever I do business with, I'm putting alot of my savings and trust in you, and I worked my tail off to get that money.

````````````````````````````````````````````My wish for all that reads this is I hope you find your "Glenn" and you bust your tail working and reading.

Personally, I work my proverbial tail off to work leads and I think this helps.

I don't know if there is a Webster's definition for a "whole-tail" deal but I took my agent's advice to market a wholesale property on the retail MLS to see what response we would get, and it worked out pretty well.

I'm at the tail end of qualifying for a bank refi out of one of my seller-financed places.  

Not advertised, the lead was from walking a talking.My student located two more, by walking and talking, off market opportunities, one a failed rehab, another a move-in ready with clean up, the rehab on a sub-to maybe, the other we'll see tonight when I hit the guy up with seller financing, maybe a combination of hard money and SF, we will see.The other property is one I knew of that was going to the market, has been sitting, a tri-plex that can probably be another combination of hard money and seller financing.It will take 30 days without jumping through our tails to close one.When we began, at the end of November/ first of December I think, I told him that he could probably be a landlord by May, that was considering his investor's backing.

How many good working families are working their tails off to pay you for the roof over their heads.  

The old wives tail that replacing tenants is more costly than carrying a bad tenant is usually the excuse that is used.