@Joel Owens , no, there is no written agreement, just me kinda fishing around and asking my dad what he thinks of my plan.

I'm headed down there for some Montauk trout fishing and turkey hunting next month on the family farm out by Nixa.

Just an observation, wonder if most of them were just full of bs/fishing or what.

You can still find deals in RMLS, but you're right that you'll want to search other avenues as well in order to broaden your prospective inventory.

Did or are you learning RE basics relating the fundamentals to investing or are you trying to copy blow hards who post fish stories to attract business?

Wholesalers market for off-market deals almost by definition, so if you chase on-market deals, you're a fish trying to swim in sand. 

Remember, there are plenty of fish in the sea, and if it gets too expensive, you'll be in a very bad investment!

It can also be a bit difficult at times feeling like a little fish in a big pond.I have some experience investing in delinquent debt, and am now looking to acquire a few buy and hold properties, as well as do a few fix and flips.

All my opinion, but it is one shared by a lot of fish in the reo to rental market much bigger than me.

If you are just looking to get started in real estate investing, or you've been buying starting in 2008...the days of shooting fish in a barrel are DONE.