He got me focused and led me in the right direction.

This case and cases like it led the FHFA To require Fannie/Freddie to record Assignments of the loan to name Fannie/Freddie as beneficiary in order to avoid paying the Full HOA Balance As Well As To Address What The Transfer Tax Issue That Your Have Pointed Out Is Settled.

That sounds fine on the surface, but sellers are led to believe the wholesaler is a fiduciary, when they are not.

I am NOT okay with this because it is not being honest; the wholesaler is portraying himself as a end buyer when he is not, and the seller has a much less solid deal then he is led to believe.Three - The wholesaler portrays himself as an adviser (see above), helping the homeowner market his home.  

The upside is that one of these three led to a deal that I should make $40k on by wholetailing it.

You could have the perfect ad and reaching all the right people but if they can’t get a hold of you or get led to a place that is terrible they won’t call.

If this were to be your end goal with the marketing, then my conversion rate id over 60%.My website does a FAR better job converting traffic into a led than any mailer does.So then WHY are people still spending $3K $5K $12K for a 3% conversion?

I've got one call back so far but it hasn't led to a signed contract yet.I buy in Killeen, Texas and Lawton, Oklahoma because I am familiar with them.

It will be led by Avery @averycarl and Luke Carl: http://biggerpockets.com/bootcamps. 

You could do a gentle grade remodel, like, fresh paint, resurfaced cabinets and vanities, and new, bright, LED light fixtures.