(a) Persons relying on exemptions from licensing have the burden of proof in establishing the availability of the exemption.

Higher close rate too if trust is already established.

Once you've established a relationship and built credibility, I find that contractors are usually willing to help you think through costs.

If someone has done a ton of deals they have no need for you, they already have their established lead sources and you're late to the party. 

Some well-established investors who have a "wiggle room" can survive a catastrophe, but some people here are literally borrowing to invest in the housing market. those who I worry won't survive.

I'm sure, like they say, the first purchase is the hardest and it will get much easier once we establish our network, people know we are serious, and we get used to looking at numbers.

Before 1991, the tax code had no established rules for a delayed exchange.

If they are a cash buyer (and a repeat buyer) you definitely want to establish a relationship with them.

Learn from the real gurus of real estate investing, (think Jack Miller, Pete Fortunado, these guys have forgotten more about investing than I've ever learned)  Get yourself associated with established investors in your area (not wholesalers, investors) learn from them, find what they are looking for and with their permission start bird dogging for them.  

As nice as it may look, most buyers won't pay you the difference for a custom light fixture, vs something that you bought at Home Depot.Whatever you do, establish good relationships with local vendors that can maintain good inventory.