Louis I won't even drive through much less own property in - and yes those are the areas that on paper (usually not reality) cash flow the best.

Why people want to wrap up a dried out weed in paper, shove it in their mouth and light it on fire is beyond me.

--do the numbers and concentrate in certain price range homes --where you have enough profit margin and many hoems -- called farming -- then spend more money more effectively in that area -- Do not cut bandit signs in half- have a Website --with auto responder and landing page -- use google voice with answering --script --screen callers --get only motivated sellers -- direct mailing letters and post cards --hire students at $5 per hour to make phone calls - FSBOs -- and research Criags list -- place ad on Craig list, local Sundays paper - community papers and Penny Savers papers --You are buying a Business and Freedom with lot of income -- you pay like Franchise Fee for Subway or Mail Box etc --so $ 5000 or $ 10,000 is not too much --if you have time and willing to work full time 60 hours a week until you Flip two deals --then let other employee do all work -- I assume --you said you are only Marketing for Motivated Sellers --meaning you have lots of Cash to buy your self and do rehab or Flip ?

I calculated my costs to run about .40 cents a letter (mail merge, stuffing envelop, hand writing address and putting stamp on it) and about .60 for stamp, envelop, ink, paper and obtaining the lead.

FINAL UPDATE: Attorney for the lender decided to give up and filed papers to Annul the sale.

@Joe Gore's point about the paper work is important, have it ready to go.

Another term we use in wholesaling is "Pushing paper or Flipping contracts".

He was not mad at all but surprised to say the least I ask him if he wanted to sell his property he said he doesn't want anything to do with it basicly that it can go to tax sale I told him it was not scheduled for sale as of now and that I would bring him copy of tax papers showing his balance and no tax sale.

As I drove up and down each street I would look for boarded up, overgrown, papers on the porch, or just generally run down.Also look for dumpster or remodels.

So now I have to get four siblings to sign everything to sell this property and if one doesn't then the deal is down the drain.Now there is a bunch more paper work needed to complete this deal, I needed an affidavit of heirship and death certificate, and everything has to be signed and notorized by everyone.