Actually I'd love some feedback on that line of thought, what do you think?

Take a look around BP for the "90 day challenge" - plus I would bet on a number of upcoming resources and webinars designed to help people with buying their first property by the end of the year.If you've already done all that and are still struggling with which direction to go, the bottom line is that it doesn't matter.

Now I'm up to 23 of them with 85 beds in this town. 

Then use my paper to fine tune the area in that city and house style.This is a fast test:  use zillow rentals, uncheck all but houses, 3 bed, 2 bath on an area:  if you see a decent 3/2 house renting for under $850,  there's a big problem!   

Whether you can pick your own title company depends on the specific auction/bank/property/state you're in - make sure that you read the fine print and have the option to select your own instead of being stuck with the bank's choice.Title insurance covers you if the title company says "no problems with the title" and then it turns out something was missed down the line (e.g. an outstanding lien or something).

i think i have a potential seller its a double wide 1846 square feet move in ready , with a short white fence & a shed 3 bed 2 bath 2 living rooms they want 39500 usually single wide homes are at that price in that park but i dont see comps for double wide onesi bepieve lot rent is 500-600

Financing A good way to wholesale or resell a property is to line up the financing.

Cash is great but if you have healthy income you don't have to let the lack of a big bundle of bills stop you from getting started - you just need to know that if you ran into a problem, you could access the funds to take care of that problem, and you could pay those funds back in a controlled way without skipping your mortgage payments or having to go to a soup line for awhile. 

Tends to protect you and make it easier to get a response (especially with a positive subject line).Good luck! 

it would be worth your time to to pic his brain as it were on a PM off line.. he is being modest  !!!