There are also some states that require a judicial foreclosure if you finance the sale yourself and your buyer defaults, making the deal much more expensive and time consuming.

And as @Chris Pohlson said, be ready to follow up and HUSTLE!

Most bank lenders require the place to be appraisal ready unless all it needs is just cosmetics and you can move in right away. 

I'm fairly new to the forums myself, but I've been listening to the podcast (which you should probably check out if you haven't already) and reading articles on the site for over a year now and I'm getting ready to jump in and start on my first deal as well. 

I have a design background so I'll be more than ready to get to work on the rehab. 

Unless is subsidized.. this is another reason the south especially places like Texas are growing they build for half of what it cost us.. when I Have to spend.. just under 100k before I have even bought the land to take dirt to make it shovel ready and go vertical.. there is no way we can sell homes for less than about 350k in this market.. starter homes are the older fixers or some townhouse attached housing that the big builders IE Lennar can slap up.. they can build cheaper than us of course.

I really enjoyed reading his book: it was engaging and a smooth read. I

There are deals you just have to be patient and be ready to move when you find one!

It’s been a struggle because I have an offer ready to present to seller.

Although I'm not yet ready to buy, I've been keeping an eye on some listings and it seems like multifamily units in Tulsa move FAST.