On the other hand, I get big fat goose bumps over a relatively simple $55K purchase, $10K rehab, $90k appraisal, refi most of my money back out and $1050 monthly rent.

There are a host of other means for capturing sellers besides the MLS.I bet your cell phone is full of local contacts who know and love/like you...

You may even get a cell phone number to call the person, rather hoping they will respond to a letter.

Calls can also be forwarded to a cell phone. 

This helps you determine value and concessionsCall everyone in your cell phone contact list.Learn to meet and greet.

I am curious for this and other lead generation efforts (direct mail, driving 4 dollars, etc.) do I use a Google Voice for the call back number or should I use my home/office phone (it gets tons of telemarketer calls already), or use the cell phone I carry all the time or should I get a 2nd cell and leave my existing for personal use?

Where I'm at, we have one building inspector, I have his cell number in hand, and things are always on the up and up.

Also thinking of creating separate sites for separate towns (this is pretty easy to achieve so no big deal)Google Voice/Skype # - alternate number routed to my cell + short/sweet answering service for any calls I missedResearch call scripts & practice them-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*-*Question:For those of you already wholesaling - How does that look? 

_______________________________Do you happen to have a cell number?

Christine Cell: ###-####)."