So if it takes about 3-4 months to foreclose on someone, I would expect to see the market to be flush with foreclosures starting 2nd quarter 09 and the housing market bottoming out starting in 3rd quarter 09 since their should be less foreclosures coming on line to depress the market with.Therefore, my objective between now and then is to accumulate properties now for cash flow and position myself to be able to accumulate more property in late 09.

Your best bet may be small neighborhood banks.

I have found the most success finding both buyers and sellers by doing online classifieds with driver ads to my website where I can capture the information of interested parties.

I bet Vegas is full of real estate opportunity.

Quicken Loans is the nation's largest online mortgage lender.

It's also relatively easy to put together larger teams of bird dogs by utilizing message boards, Craig's List, and other online resources.

Standing here in TX, it certainly appears that rents shouldn't drop in your area, but that doesn't help you much.I'm betting that:a) Your area is being flooded with sfh'sb) Your area is being flooded with an equal number of new renters who can't qualify to buy again soc) Rental rates shouldn't be affected *too* much On the surface, it seems that equilibrium should be maintained.

Get hard comps on both the retail ARV and the rental rates (look online, look in the paper, and call 'for rent' ads).I have done 5 rehab deals, most of them extensive.

This really screwed me over and made me lose some money.However, in other states they notify the owners themselves andyou dont have to hire a lawyer to get intouch with the owner.I currently hold a couple of Arizona certificates but Im really getting discouraged with these online tax auctions

I'd like to move to Santa Cruz James, I bet Tim thinks you and I should get together and eat some pot brownies.