I think I have posted some of this already, but to consolidate the ideas, here goes: The secret: I select the "monitor" thread when I come across stuff where I like the discussion.

For the most part, I have been really, really happy with my investments, but like most people playing the real estate game, I have made some mistakes.But that is for another topic.

Jon,:welcome: to BP.How did you select the program you expect to start in 11 months?

By focusing on a smaller market (like vacant houses and probates) you are sure to get the cream of the crop that noone knows about.Foreclosures are public record, and they are fair game.

It is a mental game and those who get into a rut will stay there.With any proof all it takes is one false example to disprove the theory.

I have a select number of direct commercial lenders that I deal with and I don’t shop deals.

I am unsure if I would feel comfortable investing way of state, but I am new to the 'game' myself.

They bought into a game they could not afford to play in the first place and a 1/2 point off the Fed Fund Rate is not going to help them.Good Luck,Jason

yes it can take a month or longer the name of the game is to be persisitent without being pushy....all the whilke keeping your buyer waiting

At the same time there are property investors with very large portfolios (20,000) so there must be something that works.I think what you will find is newer investors or amateurs who are not on top of their game get into more trouble than seasoned investors and professional property managers.Warning: watch out for real estate agents who manage part time while filling in the gaps between sales.