Most importantly~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~Network with your co-workers ( not your boss/supervisor )Keep them posted while at lunch, breaks, and out in the field regarding yoursuccess in real estate-> Imagine 5 to 10 co-workers making over 125,000 per year needing to      park their money beside the stock market or dealing with free loading relatives.   

I'm not a big fan of tattoos however newer investors and wholesales should copy @Dev Horn's post above and have it permanently inked somewhere in there body that they see a lot of, whether belly, butt or forearm.Great message, Dev. 

However, my priority is ease of the investment over maximum cash since they are out of state (Nashville) and I don't use a management company (I just have a buddy who fixes things for an hourly rate if things break, but that is rare since the units are less than ten years old).  

Right now, after fees it may break even. 

Right now, after fees it may break even. 

My question is have any body ever experienced a problem buying an REO property using hard money lenders?   

It can be a lot cheaper if you rent a house with friends, but there's a good chunk of the student body that doesn't want to live in the proverbial party house. 1,000 new housing units MIGHT start to make a dent in demand.

Since the price we negotiated was below his break even he declined a commission for me and I agreed since I was getting a stake in the property anyway.

Congratulations on breaking out of Lurker mode.

@John Warren it sounds like you had a record breaking amount of callers per mailers in terms of percentages...Do you mind sharing what you wrote in your letters / mailers to these MFH owners?