The way I’ve done this is; I find a note for sale, offer to buy 100% of the notes remaining payments.Then I broker a portion of the note to a sophisticated institutional investor and I place the "Tail End" of the remaining payments in my pension fund for tax-free growth.For example, and keep in mind I’m making up figures for example only.

I am a beginnning investor and not what I would call "sophisticated".....but rather "seat of the pants".

However, had the bird dog guy checked a little further he would have seen that taxes were very much current, a recent transfer deed to a sophisticated developer's LLC and that the 10 acre parcel was located directly across from Nordstrom and several high rise buildings.

I can tell you that many large and sophisticated investors look to appreciation, but that doesn't mean they are speculating.

How easy those are depends on the sophistication of the County databases.

But my card for sellers is simple, less sophisticated and straight to the point.

Their clients don't seem to be sophisticated (or accredited) investors.

Getting into a buy and hold with only $25k could be a problem too in CA, so you would have to venture into the desert cities combined with leverage or go out of state.Investing in a syndication may be tough because you would not be an accredited or sophisticated investor, potentially making you ineligible.I would learn what I could on rehab flipping and/or wholesaling, use that $25k as your skin in the game (after you get fully educated on how to) and build more capital from there.

I would like to know if sending yellow letters would be okay since these are smaller properties or should I send a more sophisticated typewritten letter?

Owners are sophisticated at this dollar figure and the ones who are not will end up in foreclosure.