The trick is is to be patient and only pulling the trigger on the right opportunity that makes sense and meets your criteria. 

Trying to wholesale instead of acting as an agent makes you a 1 trick pony, So much more money to be made as an agent. 

I am reaching out to BP members and am all ears for any tips, tricks, and advice!

If anyone has and tips, tricks, investor friendly realtors, title company's and/or attorneys in my area that you can recommend please let me know.

The all time trick is to do at least one thing  EACH AND EVERY DAY to move toward your goal of buying a place and renting it's out. 

The general consensus around BP is to NOT Offer based on potential return - but on current actual.Being "significantly overpriced" suggests to me that the Seller is NOT highly motivated.It will be quite the trick to get this one at a desired "significantly UNDERpriced" Offer!

Being flexible with your exit (having a pony that does more than 1 trick) gives you more options and a higher conversion rate!

Keep in mind, the properties in war zones will trick you into thinking you have the highest rate of return because they are so cheap, but you need to factor in vandalism, vacancy, etc.

Sometimes the trick is finding a duplex with one side empty or even both sides empty to buy.

That Freddie Mac trick is nice for some forms of self employment (sched c, s corp, partnership), but only a model match specifically for commission if underwriting misses something.