We over improved our first 2 houses because we thought every little thing had to be perfect.

I used to have several out of state investors who would buy houses in Memphis via the online tax sale auction, then hold them for a year so the redemption period ended, then they would hire an attorney to "quiet" the title which would take 4-6 months and cost roughly $5000 but then they had clear title and would sell it "as-is" to other investors or hire me and list it on the MLS and get higher offers. 

Off market deal --> send a letter to the landlord who owns the house outside their state. 

Feel free to reach out via personal messages. 

I haven't done any skip tracing really.. but I you look at all of those sites like been verified, spokeo, etc... you can tell there is a ton of information out there tied to every person, people with the same names in same cities... multiple people tied to different addresses..etc...    

Thats why someone wouldnt buy your house and rent it back to you for less than they are paying for a mortgage . 

If we can do this in-house our timeframe would be 7-10 calendar days from application to close but that's the absolute minimum.

If you have a handle on the value of the house, can make an offer that protects you and adhere to the contingency deadlines like inspection and financing,  a buyer's agent does nothing but waste your time and cost you thousands.  

Hi,I am looking to buy a 3 bed single family house with decent schools in San Diego.

We brought the earnest money out of our personal bank account $500 and fortunately found an end buyer within our inspection window.