There is a BP meetup on the last Tuesday of every month that usually has a good turnout.

That usually yields a response rate of 10-20% calls back from interested sellers, after sending 1-3 mailings in my experience.

The 'Gentleman's Agreement' usually refers to when the contract is verbally understood, nothing written.  

You'll notice if you look at your recorder's site that lien and mtg releases are usually filed a week or so After a sale occurs.  

Usually you will lose around 7% in sale with commissions, title fees, etc. (~15k) Additionally, sounds like you are living in it.

If the agent was sure that you're serious and not using him as a free ride, he wouldn't do it.I'd go with listing agents to see all the houses on MLS you want to see and make up your mind if the house you want even exist.Investment properties are usually sold by Fannie, Freddie, HUD - its 3% commission  on a low price like $6-10K sometimes.

Always try a simple conversation first, usually is the best way to go. 

For me it usually turns out to be another state.

You don't get the interaction of a class situation but that's probably not a bad thing... there is always that one student that throws off the conversation in directions that no one really cares about and in an interactive class when that one student takes the instructor off course, it's usually at the detriment to the material you need to learn.

We usually source our own deals but we will work with wholesalers as well.