I think when all is said and done my marketing will be about $12K for the year.One thing to keep in mind is that I only rehabbed what I thought were the least risky deals.

When the government uses large-scale weaponry to fight wars, there is lots of collateral damage that generates lots of negative press, all which creates a more hostile and risky environment for our soldiers.When our government decides to go after our private citizens, I can promise you that bad publicity won't be their primary concern.

The risk is low however the town is small (county population under 45,000 and town population less than 12,000) and I don't want to gain a reputation for signing on to a new brokerage failure and look like a complete idiot.

A wholesalers risk is in the money and time spent on marketing and talking to hundreds of people..it's not quite no money.What sets an experienced wholesaler apart from a beginner is all this business about a buyers list.

I guess I'm asking if its a really bad risky investment that will be a money pit, and my biggest concern with that is the age of the houses.

This long-tail risk is very seldom discussed.Development projects also carry larger risks and I seldom hear about people hedging them.

Building your own is an insane proposition IMO.

Or is cutting out the middleman normally a dangerous proposition?

I can see it's very risky but what's crazy is the fact that normally this is how it's done in california, based off what I hear from other property owners.

I would have to pass on this risk. I