im in california so we use a title company. im not sure how it works as if you do the close there and they file the deed automatically or what?

The problem is that whether your intention is to consult or to purchase if you say or do certain things to the homeowner you automatically become a foreclosure consultant under the act.

He brings me everything that is on my automatic "no" list.

Do they automatically go to hell?

Our direct lenders have an investor "mindset" and understand the difficulties of today's market and look for reasons to do a deal rather than automatically say "no".

This has me wondering if I should shift my focus away from MLS properties.

Mike is right on the money, a couple of pointers to help with day to day business.Keep a folder of blank three-day notices as well a folder of Demand Letters, as well as your other forms.Make sure your business rent processing account online access so that you can check on check clearances during the beginning of the month, or as you schedule your rents.When a check comes in, either photo-copy or write down the required information for the Demand Letter,for us it is:Check NumberDate WrittenBank Drawn OnAmountWe write and post three-day notices if the rent has not come-in by the third day of the month, even though we allow a five day grace period, it is habit and automatic and all tenants know it will be there.We check the clearances on-line so that we do not have to wait for the check to be returned via mail, sometimes that can take a week or more, often the three-day and Demand letters are posted, and mailed by registered mail on the same day.When your tenants know you are not to be trifled with, you get paid and they let others wait.

I truly believe there is a great shift of wealth occurring now and I want to make sure I am on the receiving side of the equation.This seems to be a fantastic resource and I look forward to building relationships here and contributing as much as possible.

I would get myfax.com as your fax number, because you can send and receive faxes through email, even if it means making another automatic payment very month, which doesn't take any time anyway.

Set it up so an automatic payment is taken out of your savings or checking, so your payment can't get lost in the mail.Then, every month, make extra payments against the credit card balance.