Real estate tends to go in 18-year cycles because of the natural credit contraction cycles.

@Darren Budahn  of course I am the exception.. and to be fair I will only do this with a very hand picked group of folks like I have been doing for years.. this is the first time I have advertised for it ever.. however I have capacity to expand so I thought I would offer it on BP.my comments were general in nature.. there are always going to be private folks and exceptions..

I don't want to make my ad look like one big block of words that people will glaze over so I want to incorporate some html to make it easier to read.

Sorry for the amateurish nature of this question but I don't plan to use a real estate agent.- What marketing methods do you use (Craigslist, FRBO, MLS flat-fee listing, etc.)?

@Jason SmithYes a self-directed IRA can incorporate non-recourse financing for investing in real estate.

And it's not because i'm any good at my job, just because the rules allow me to do so.Death of all obligors - Can file NOD provided there are no legitimate successors prior to 120 days.Loan made to a non natural entity - Can file the NOD without the 120 day ruleIlegal transfer of ownership - Can exempt you from the 120 day rule.Senior or subordinate lien holder is already in foreclosure, lien holder can join and file NOD prior to 120 even if their loan is current.

That's a very good point starting out it seems impossible but as you gain experience and grow it will start to come more natural.

Sale ContractReal Estate Transfer Disclosure Statement (shouldn't be many given that it's raw land)Natural Hazard Disclosure StatementCredit Information Form (I am open to financing up to 60% of selling price)Installment Land Contract (If I do indeed finance the property)Offer To Purchase Real PropertyCounteroffer To Purchase Real PropertyAcceptance Of Purchase OfferDeposit ReceiptContingency ReleaseI imagine a Title company needs to be involved to assist with processing the change of title documents and hold funds in escrow.

Having a short fuse only adds to the predator nature. 

You might try driving around your area and see if you can find any ongoing projects similar in nature as to what you have in mind and attempt to have talks with the contractors on site or even the owners if they are available.