These low down-payment owner occupant loans are very forgiving once you get to do your financial, physical and legal due diligence in order.I wanted to express my thanks for all the support provided by the various professionals I have been meeting in the real estate investor associations, meetups and casual one-offs, and of course, the BP community.Finally, for all the newcomers in the arena struggling to get your first deal under the belt, just be assured that with knowledge, patience, and positive entrepreneurship skills, be confident that you will ultimately do it.

I've grown them organically... work really hard to save extra through my digital marketing skills and kept buying the past 7 years...Now, I've been working on a 1031 exchange for one of my small condo in the sf bay area into 5-10 unit apartment else where, so hopefully I'll get beyond the 100k/year gross rent.

If you can't make friends with means to lend to you you lack the basic skills needed to raise capital. 

At present,  I am educating myself as much as I can on the art of wholesaling (via BP, podcast, print, and NOREIA meetings) and I am also studying to obtain my real estate license.  

I am trying to be extremely conservative in the numbers I use but I know this is obviously more of an art than a science.

Any advice on practicing and improving my cold calling skills ?

But its a cultivated skill, and right now, Jane is crumbling. 

Having money is second to the skill sets.

Modern art?

Earl Nightingale used to teach the insurance agents employed by his company that 90% is Mindset and only 10% is the SKILL.