That has been on my mind lately.If it is related to note investing, my question is, people complain about lack of inventory, but when inventory comes out, we rarely see people bidding on assets - so are people actually investing?

I interviewed a few financial planners with different models and the fee only was the only way they get paid without me spending money (in trades, buying insurance policies, etc.).Talk to @Michael Izbotsky.

This could be anything from a Letter of Intent as a prelude to a purchase contract to an actual purchase contract with an OPTION to purchase for a small option price subject to a defined time due diligence period.  

If a deal crumbles and you lose money it won't be because of the financing, given you're dealing with a reputable broker or lender who has closed 100s of deals. 

and in the extremely rare instance that someone runs off with your money it appears to me you’re out of luck.  

FB groups help, but I think it adds legitimacy when they see it linked to an actual posting.

Hey, I have $80K-$90K liquid money.

You will need money for marketing so don't think it's free. 

Actually, the combination of all that you mentioned contributes to it. 

  - You're probably asking "ok now where do I find one of these shops" I'd start with meetups, specifically for commercial, but you'll likely just be looking for names I doubt the people will actually be there.