Also depends on what you're investing in (i.e. homes, apts, office, retail, etc.). 

.)- Evolve to rehab flips with your own moneySomewhere along the way, GET YOUR LICENSE so you can:- List housesBecause... you can list a lot more houses than you can get under contract, plus over half the people that contact you will actually want full retail price for their property or close to it, so be prepared to do SOMETHING with those guys to make $$.

Their are some guys around like Larry Silverstein who have massive portfolios.

I bought 3 houses around that time: one was a flip that failed and I immediately converted to a profitable rental, the second was strictly as a rental, and the third was a move-in rehab for a later sale.Then I wanted to get into multi-family, but got distracted and opened up a small retail space - which pretty much wrecked me.

I've been retailing properties here in California every single year since I got into this business.

I bought a brand new house at retail.

In virtually every case, they rode interest rates and cap rates down, which has a massively positive impact on value.  

"Wholesaler","Rehabber", "Landlord" or "Retail Buyers" can safely be considered as "getting financing in some fashion."

I don't think we'd pull the trigger unless the numbers were massively in our favor on paper.

I've been a commercial real estate broker for over 20 years specializing in retail properties, so I don't need help understanding proformas, cap rate, NOI, etc.What I do need help with is creating a good system that helps me identify and sift through numerous deals in a a systematic and efficient way.