For me, I am much happier doing both, not working for Uncle Sam and an employer with a 9-5 job, not paying 50% in taxes!

It's not an average as you consider age, depreciation, cost of replacement etc.Actually, when comps get lean you can go out as far as a year and adjust for current market activities, a hotter market for example for a 3/2 but nothing recently sold due to high demand for that area, some properties in some neighborhoods don't ever hit the market, popular ones may be sold by word of mouth know to HOA members for example or members at the club.

From your mouth to the man upstairs ears!

Simply search for "building buyers list".Some of the best ways (other than word of mouth and capturing on your own website) are looking into public records for cash sales, trustee sale buyers (also found via public records), and networking.I would place bandit signs very low on the list of building my buyers list.

First off  I did pay the 25k and could not be happier with what I received.  

I attract my private lenders through my website, marketing, and word of mouth.

Your profit on the deal is what is "jacking up" the end sales price.Your only contribution to this community has been to come on here and bad mouth Realtors.

You then give the seller a bad taste in their mouth as if they just licked a battery.If you are to the point and honest in the beginning you will establish trust.Even if they won't sell to you they might know someone else that will and because you were upfront and honest they will feel okay to refer you.Of course this is only my opinion but I could not send the second letter for that reason.

Word-of-Mouth Advertising: Free and seems to get the word out very effectively.

Bryan just about took all of the words out of my mouth.