I'm not sure why a lot of people start off telling me "I'm looking for investment properties NOT in the city" They're nuts IMO.

Everything from the contacts and networking, to the nuts and bolts training I purchased.

Hey Matt,I'm sure your trip will be very fruitful with tons of seasoned real estate investors in the windy city.Looking forward to meeting with you, since I'm also currently investing in the south side.Message me when your in town

These two properties were really good for me to analyze the nuts and bolts of the deal and with the help of your input I feel much better about how I'm looking at/for these deals.I ended up passing on the 3 family, as each unit needed work to be done, (two a little more than just paint&carpet) and the owner ended up going with a different offer at least $20k higher than I felt comfortable with.As for the large single fam, property has gone under agreement after I initially offered on it, I believe it went for $285k range which is a fair price, (ARV conservatively $430k) however with my lack of experience in flips and the property needing a complete renovation (near $100k estimated) I was not comfortable in taking on the project.For now I would like to get into a owner occupied 3+ family, for favorable loan terms (1st time home buyer) and cash flow of tenants.

My research indicates that it's a very straightforward (albeit not always fruitful) process, that doesn't require a judgment enforcement agency if I follow the county's seizure procedures and am willing to pay the upfront costs (probably $500 for court & sherriff's fees).

I would always submit in a professional matter and I would also be apologetic once they start going nuts heheAll you have to do is be patient and wait until you snag the bargain.

It's where you live, the low hanging fruit... ;-)I also like Tim's idea of volume.# of times you mail to each?

If you have the gift of gab you can get info out of them if they don't think you're some nut....with some strange guru thing.Look at rentals, see who holds rentals and obviously they buy, ask them if you can help them to learn.But, I suggest you not just go beg the first name you get, you need to vet them.

It's been getting nuts out there.But your "market price" indicates it's in a less desirable area, like SW Denver, or ??

Now obviously if like your wife you bought long enough ago rising rents have made her property viable but purchase price to rents out here are just nuts especially with the current climate of appreciation.I invest buy and hold out of state but I do so where I grew up and do know the areas so it makes it much more doable.I don't flip myself, but know some that do and what I have heard is that the # of deals has absolutely decreased but that the margins have gone up so the 2 have offset each other.I think were I in your position, evaluate if your flipper friends would be willing to help you break into the market.