Anyway that's getting ahead first if this is your target city go out and view 40 houses and pick the best house in the best location.

Usually referred to as Wholetail selling on a retail market with a wholesale price with your target buyer being and actual home owner rather than an investor.Lets say you offer him $71,520 with $5,000 down over 20 yearsclean the house up and paint it freshlyand through it on the MLS for about $99k and hope it sold over 4 monthsYour monthly would be around $566 or $2,264 over 4 monthYou will have about another $2,500 in closing at sale, $300 in inspections cost and $5,940 in commissions You will have about $7,264 + cosmetics and utilities invested.But you will net about $10,000 after sale$71,520 + $5,940 + $2,500 + $2,264 = 87,854$99,000 - $87,854 = $11,146Something like this can also be done and your numbers could be adjusted and negotiated if you do a 30 year term insteasd of a 20 the month would be lowered speak with your realtor about this as well.Just a thought my mind tends to analyse deals quick and run off track at this point.

Then I will pick my target area and start picking up flips, and buy and hold cash flowing properties.

Good evening ya'll,I've been doing targeted direct marketing in the hopes of finding a flipper in my town, but have had no success.

There is way too much competition for HUD deals in my target market and the prices that NOO buyers are paying are ridiculous.

I'm going to concentrate on the first, but if you want more on the others I will add later.Biz owners: Join your local chamber of commerce.Why the chamber: A) your target market is there:  when u join you get a membership book that is a list of all your target marketB) Chamber members take other chamber member calls:  you have built in credibility with your other members and let's admit it, raising capital is all about credibility.C) At least once a month, Your local chamber will provide you with networking opportunities designed for nothing else but putting you in front of your target market in a nice, easygoing, relationship building scenario.  

If you haven't yet- be sure to setup some "Keyword Alerts" to get into conversation in your target area.Seeya around!

If you have not even targeted an area and are asking very broad questions like this you are going to have a very hard time finding any agent willing to dedicated some time on you because odds are they could spend that time much more effectively working with another type of buyer.

We saw this happen to Britain when the Pound Sterling was replaced by the US Dollar.  

There are some who sell "as-is" and target folks who are looking to do the work but pay a lower price.