Today, it is a marketable asset as it can go to almost any pawn shop, but the value is very volitile and people off the street don't get any where near market per penny weight.

I figure that I can always shop the loan around which might give them some incentive to extend it.

While not a real estate agent, what I have seen is many people that go to open houses are essentially window shopping and do not really know what they want.

Also shop your rates around you may be able to get a better rate.

Do I need to go to he property and measure the size before shopping or are they mostly a standard width?

I'm going to order some T-shirts next week with my bandit sign on them and do all of my shopping, eating etc... in my targeted areas

Why don't you start by wholesaling:Find a great deal, shop it around to other investors in your area (local REIA, Craigslist, calling signs, etc), and then assign your interest for a finders fee.Do this a few times and you'll have your own cash for your own deals...

-Don't be afraid to shop around for a Realtor...95% of them aren't going to have a clue about effectively helping you buy/sell investment property.

IMO, no, you don't need an LLC, but get insurance.If you choose to form an LLC, I don't care for internet form shops really.

I don't wholesale, but from what I have gathered generally wholesalers are working separately form realtors, they find their own deals, and shop them to buyers; no realtor needed.Andrew