I miss rancho and hanging out at victoria gardens and the weather ohh man do i miss the weather.

I then sold the poverty as an investment property with 12% cap rate to an investor, business man for $75,000.

@Billy Maloney I have a great agent in Birmingham, message me if interested he is the man! 

I'm looking into the no money options as I am trying to clean up the mess I made of my life and finances when I was a young man. 

My strategy is all about consistency and being the last man standing.

@Omar RuizYou're an animal man!

Man, I'm just having a hard time getting there with properties I'm looking at. 

My final point is management fees - does that incorporate that tenant placement fee estimates?

In addition, of course, you may have different partner makeups per LLC and need an LLC for handling your membership requirements for profit/loss/capital (P/L/C) and divvy up percentages (same logic also applies for Investment Tax Credits for people who like to pay no current or future taxes... like the 'bigly' man for the past 20+ years). 

@Alex Bradley hey man I'm a wholesaler too, and I'll be honest no one answered your question, the mailers CAN work but they most likely won't where you live, competition is ridiculous, getting in touch with people before anyone else is the key, I would check your county recorders website every morning for motivated seller, like pre forclosures and private and tax liens and then skip trace them with a really good skip tracer like lexisnexis or irb, crap like white pages or spoke can be useful once in a while but rarely has accurate info, to get that you need to spend, and that's what I would advise spending on, put those lists together daily with your wife and skip trace them and call them on a mojo dialer that day, and where you're done maybe do door knocking or d4d, but creativity is really important good luck brother, add me on Facebook Riley Neilson, I own luxe painting on there still I think, or flying n llc, I can't remember