pricing these days for HML is based on experience  No experience pretty expensive  ..so in my mind first few out of the gate I would do this with an equity partner safer and less frustrating than trying to go HML  once you can show a few successful flips under your belt the HML route will be easier and less expensive..

Sometimes it's easier just to get money knocked off the price and do the work yourself.

There are a variety of methods people use @Matthew Hall, ranging from direct mail to driving for dollars, to targeting specific niches (such as delinquent tax records).

If not, then I don't know what we'll do.So, I will be realistic in saying that my target profit on my upcoming flip is $50k for about 60 days of work. 

Remember to target people with last market sale date of 3+ years - this number depends on how much the market grew but you are really trying to avoid cash buyers from the last couple months/years, they won’t want to see it :)

So now that I've started to run the numbers on Germantown, it's much easier to have a property appease my financial model and the 70% rule.

I found these websites while I was doing some research, I live about 45 minutes from Columbus and I'm trying to narrow down my target area and found both these articles helpful,https://www.columbusunderground.com/the-list-the-t...  

And it is ever so much easier to avoid questions with those folks rather than to try and explain them.  

Are subject to’s  illegal in Washington state because of the protection of distress sellers And am I able to target pre foreclosures Or just tired landlords

If this continues every month, maybe just not renew her lease in the spring (as it will be much easier to move someone in that time of year).