It takes time to produce results with direct mail.

I've begun my direct marketing which has already produced a few promising leads and have been analyzing three properties a night to improve my ability to find a great deal.

I would not advise investing in it as a income property.The second one has better numbers although negative while you live there should produce $6-800 true positive cash flow, depending on condition after all deductions, once the entire place is rented.

But the premise was always the same... build an income producing base first, then you were free to conquer the world!!!  

But, MOST of my wealth building should be going on in accounts that are after tax, and dedicated towards the acquisition of assets that can produce life-changing amounts of passive income TODAY.

The ultimate goal is to own a small portfolio of around 10 homes (current goal of 1 a year) that will produce good cash flow and leave me with a nice retirement plan.

The MLS is just producing little deals, and  while I could buy a 3/4 plex cash, I want to leverage and do an FHA or a fannie/freddie mortgage  with a 75% note and 25% down.But WHERE, (Besides loopnet) since youve gotta spend $350 a year on it, where can I find a real, solid, no bs deal.  

If you mound as the plant grows, it stimulates the plant to produce more potatoes.

I do not hesitate to ask them to produce a letter of pre-qualification or a letter from their banker stating they have the cash assets.  7. 

And I agree with Ryan Dosseyyou're a good sport for reading the feedback, and then instead of getting pissy showed us all up by producing an awesome and easy to read explanation.Now to answer, if you have a buyer or are the buyer you need to respect the contract you signed with Bob, but you also need to communicate with Mike since he's ultimately the seller, and as I remember says he doesn't know Bob.I would put Mike in contact with Bob, and have them resolve whatever their issues might be before going under contract, or at least build in a contingency that the respective parties need to resolve issues of representation within X number of days.Isn't real estate fun!