As your portfolio grows to 20, 30, 40, 50, or 100 rentals, your vacancy rate will approach the vacancy rate for your market and the chance of having vacancies that will wipe out your cash flow greatly decreases.

But on the other hand, because of the new law I have to be a licensed agent to approach people who are in forclosure.As far as the investing side, I'm just getting started wholesaling.

Last year I was approached by a gentleman that had purchased a low income 3 family house occupied by a low income disgusting families.

I have also attended some other commercial courses or heard presentations from folks like Davd Lindalh and Scott Scheels and I like both of their approaches to investing in commercial real estate.

Together we approached the gentleman who was running the club and just told him how we felt.

For the most part, I agree with you.However,My philosophy is to get the transaction done and provide great service throughout the process.In your efforts from the statement above, it Can be the case where a deal is done that maybe shouldn't have or maybe an important contingency is missed on the buyer's behalf, etc. etc.I like how you have an ethical approach to your duties.

I have had 100% success (though I have only tried this approach 4 times).

AS A NEWBIE TO BP, I WENT TO YOUR WEBB SITE: DEALCLOSINGCHAMPION.COM AND WAS IMPRESSED BY YOUR LAYOUT, CONTENT, KNOWLEDGE AND APPROACH; I EVEN PRINTED IT OUT.HOWEVER, NOW...

How would I approach this transaction.

So are you approaching people in the West Valley who are not in foreclosure yet, and offering them 75 - 80%?