I am also out of state and owe all my success to him - he'll get you set up.Regarding sub 200k price point - that's going to be really difficult unless you're buying a major fixer, which is super competitive. 

If you have a better strategy or a competitive advantage, you can find/make great deals through brokers.

If you don't, you will have non-competitive lending options. 

@Brittany VigneaultPut this in perspective, if you had tons of capital to lend out at a competitive rate, would you need to cold call?

Places that have a higher appreciation rate have a heavy property tax.

We have a lot of competition in our market with other companies or individuals sending mail but I hear time and time again from sellers that the majority of people sending mail don't answer/return phone calls and are just unprofessional on the phone. 

We are in a extremely competitive market on Long Island, NY (the current house under contract had over 15 offers on it) and would likely be willing to wait if Wells Fargo needs to foreclose on the trust to clear the title.PS: My lawyer has been in contact with 3 large title insurers and they have declined to give title insurance until this issue is clarified.

We do have a very heavy snowbird season from roughly October to March.

A lot of the "rental grade" houses that I see still will have higher end finishes to stay competitive with the market.

The market has remained extremely competitive in some areas.