What would be a good rule of thumb when your starting out and you don't have an established buyers list yet and you want to move the deal quickly but don't want to give it away either?

I recently had some very good success establishing some end buyers/investors by going to the F/C auction in my county.

That's why these deals are on loop net and you have to establish relationships with brokers.  

This varies widely, and can require you have established accounts or excellent credit.

For your average deals though establish that quality relationship with your best buyers.

Like Nick said, there are too many people looking at the home as their next goldmine...not exactly a smart way to build rapport and establish yourself as a go-to guy for discounted properties.Jeff

I use text to communicate with some tenants and clients but only after a relationship is established and one of us mentions texting.

In HUD’s July 2009 Report to Congress, HUD acknowledges that it is “charged by the SAFE Act with establishing and maintaining a loan originator licensing and registration program for any state or territory that does not have in place a process for licensing and supervising loan originators that meets the requirements of the SAFE Act, or that fails to participate in the NMLSR.†The requirements of the SAFE Act that Congress authorized HUD to review for compliance is limited to three sections of the SAFE Act.

Larger city's usually have well established protocol with bandit signs.

It represents quite a cross section of the American public.The Republican establishment needs to wake up as well and I happen to think that the Tea Party has helped with that.