Keep in mind that most in-person auctions require payment at the end of the auction so ensure you know the rules and come prepared with certified bank checks . . . which may make it difficult to have the funds in hand since a HML will want to have assurance that you have the property locked in before fronting you the money and you getting cashiers checks. 

Rest assured though, if it's a deal at $20k, you'll have plenty of bidding competition.

In that same telephone conversation I pointed out to her that some of the negative reviews I read mentioned people struggled to get their money back to them and it seemed 6weeks to 2months was the standard, and Cindy assured me it wouldn’t take that long.

Not a single booking despite the rep’s assurances that I’m in high demand location and my property is priced right, etc.  

How better can you be assured that the loan will go through than that of the Loan Agent or lender you have experience with.

The potential for violating Federal and/or State lending laws and becoming out of compliance is exceptionally high and relying on your borrower for assurance is unacceptable, if not foolish.In my state, CA, most note buyers/lenders make loans via a licensed broker who is responsible for compliance documents, knows which laws apply and performs some level of underwriting the borrower.Next, you must be willing to own the collateral (if at any price) and determine at what Loan-to-value and terms is acceptable to you. 

Simply put, they will think you are ripping them off; they are not investors that understand the true cost of this business.They also don't understand that any rehabber that is risking their money on a project wants to be assured that there is a decent profit to be made.

You will radiate a positive self assuring positive attitude people subconsciously pick up on and they like you!

How long it takes you to develop the necessary skill depends on a) where you started, b) how much you "practice" and c) your personality type.It has taken me, as a Real Estate Professional, a great deal of time to develop the negotiating muscles necessary to confidently assure my buyer clients that we have the best deal possible.  

And meeting him in person for the first time.He is exactly what I talk about listen to him on the pod cast he is a pro's pro when it comes to sales and closing.. he would succeed at any type of sales.. its the BP summit in Oakland.... as I have said 2% will rise and be rock star's in whatever they do.there is no questioning that.. but I can assure you that wholesaling in the mid west rust belt and deep south is completely different than west coast in general..