As I mentioned in my original post I'm still in a learning stage.

Also any advice for staging and for how long to lease the furniture vs purchasing furniture, etc. thank you!!

I wouldn't have a problem at this stage giving 60-40, since i would be learning and I put the knowledge inf front of the profit, since once i learn the whole aspect of it i can get the profit on the back end.

At every stage of the process, you lose some of your prospects.

The pre-foreclosure stage is the period between the time in which a Notice of Default (in non-judicial foreclosure) or lis pendens (in judicial foreclosure) has been issued to the homeowner and after the property is sold at a foreclosure auction.The owner may be working to cure the default, or he may be hoping for a pre-qualified cash buyer to help him avoid the impending foreclosure.Check public records to determine the outstanding loan balance and liens on the home and consult with local real estate agents.

Currently, it's in rehab stage.

Along with the suggestions above, try driving neighborhoods looking for vacant houses, knocking on doors, talking to neighbors, posting ads on Craigslist, contacting people in early stages of foreclosure, etc.

., I believe you and I are at the same stage in this venture.

Right now I can do a minimum rehab and sell retail to owner occupants at better than asking and higher than appraisal with no staging.

I'll try this again without advertising websites.I'm in the beginning stages of redesigning my websites and working towards creating a larger web presence.