Pricing is generally less than working with a retail broker and they are motivated so they may treat you like a king!!!

Again I'm talking about the people who did it the right way, not the subprime people working at burger king buying $400k homes in gated neighborhoods...which you can still trace back to the realtors, you know first contact , when you go show a $400k house you should know what that person does for a living and advised from there.I know it seems like im beating on realtors but I'm a investor who got into this to make money and help people, and I can you I have sat in many living rooms with homeowners needing to sale fast and I always ask why did you buy this home and it's always the same answer, "we wanted to live in this neighborhood and our Realtor told us we were getting a good deal and the bank assured us our payments would be x amount and not a penny more.

I drive a 2011 Ford F250 King Ranch, and the wife drives a 2012 Infinity QX56.

I'm going off a King's county broker's registration, but it seems to be similar elsewhere in NYC.

It’s essentially located on King County line, as the crow flies it’s just as far South as Edmonds, it has access to Snohomish County, East-side, Woodinville, etc.

Cash is king, and if you have your ducks in a row, you can pull the trigger immediately.I see a lot of wholesalers struggling right now, but if you go at it 100%, you can still find the deals.  

Vanguard is the king of this arena.In my experience, most people that state they are number 1 are fooling themselves.All that being said, I think it is a good idea to have money in stocks and RE. 

We have already started looking in South King County.

I live in Washington state where everything is highly regulated, fees are out of this world, the west side (King Co) gov is run by commies, land prices are touching the stratosphere, the taxes are already there and anyone in a rural area gives 65% of their land away to native growth protection if they want any kind of permit to do anything on their property including cutting blackberries, a permitted activity here.

Also, CASH FLOW will be King (it always has been).Get educated on the rental property business.