It dramatically reduces the volume of applicants I get, but not the quality.

Have it send you new listings daily.

There is no big advantage of being licensed if you are not doing any volume.  

He was very articulate and spoke volumes of details in a clear concise manner in a short 30-45 minute segment. 

The 120k+ high volume properties in the area MIGHT get you to 1% but you compete against retail buyers (or flippers if you're doing rehab).

with rates were they are a 200k mortgage owner occ is only 1,200 a month or so.. you get that OLD.. what does it cost question.. if they can afford it they will buy the 200k house instead of a sub 100k house even though economics could be better for them .. but owner occs look for quality of live schools crime etc.. investors not so much.I mean we see it daily here on BP were investors are fine buying 50k rentals. 

@Greg Dickerson and @Brent thanks for the advice.I've got a great construction team in place, and since we are a year out at least from the first shovel, plus the volume of work, my guys feel the timing will be good and they can have the security of so many homes to build.With me owning a residential design business first and foremost as my primary business I am only interested in doing this with getting the design work to build the homes.

Locally, we have a public records publication that is updated daily.

With specific goals you can break them down to monthly, weekly, and daily goals.

And in the old days I guess what my Dads attorney would tell me.. the attorney made a fee plus was allowed to put the money in an interest bearing account and kept the interest. ( I think that is correct maybe Dave knows better since its his daily driver.