Your best bet is to farm a few zip codes in your target market and find a distressed seller and handle the short sale internally.

After researching I am thinking changing my strategy to target properties that are in the re-sale range of $65K - $80K range instead of $150K -$200K range.I can acquire a $70K house for about 30% - 40% (about $30K) then rent it out for $700 -$1000.

When the property is no longer encumbered, it can be a more attractive target of a lawsuit.

But, there are a lot of FOR SALE signs and at least one FOR SALE OR RENT within a couple blocks from my target property.

I am targeting single family houses in a new entry level neighborhood near where I live.

Buy in good location for your target tenant.

Make it more of an auction format targeted to owner occupants.. isn't that the way to establish true market value.. save 3% on seller agent fee.. and maybe another .5-1% on buyer agent fee?

On mine, there are only two of us and it doesn't meet county requirements due to culverts, being on the side of a hill there is no water issue so we will keep it private so we can have target practice....

Since we work with 506(c) we have to use third party verification of an investors accredited status, but there are several robust solutions to accomplish this that are specifically targeted towards crowdfunding platforms.

My next step is targeting those motivated sellers.