If you have the perfect list of guaranteed sellers complete with direct cell phone numbers and a 90 percent chance of them picking up the phone saying "I've been waiting for your call," but you just won't make the call, then you have an ineffective system.That being said, anyone who has read my posts know that I am very pro phone call.The difference between most systems and my personal approach is the quality of lead. 

@Stephen JantzMy cabinet guy is Gus Rodriguez [email protected] Cell 5108253447 (He is in Vegas even though he has a 510 cellphone number).

Don't broker here... and self deal there... whichever gets the most return for you based on someone's ignorance.

I would say 95% of my past issues were on the tenant side of the transaction- cell phones timed out during payment processing or they had multiple accounts and selected the wrong one- so I am not sure how I would be able to help them with these things going forward.  

Buy whichever makes the most sense to you.

A high volume wholesaler in whichever market you're looking to invest in will provide you with several opportunities to choose from.

Or simple math and lots of "try this number", whichever you prefer.  

Whichever option gets him out of your property as fast as possible.I'd simply say I will give you $500 if you are out in 3 days.

I would look at doing either a contract for deed or a land contract whichever is used in your area. 

All it would take is one person taking a quick cell-phone photo and I could lose my notary commission.