When I work my farm area, I go back to the same properties regularly to establish rapport.Also, when dealing with pre-foreclosure, many borrowers (particularly with certain banks) are getting strung along with mortgage workouts.  

The value is established when you buy, then decreases with deprecation.  

Once renting isn't any cheaper than buying, and now that some time has gone by and people are re-establishing credit and getting scores up, they may move into becoming buyers again. 

I should probably try to establish a relationship with a good investor friendly Credit Union anyhow for potential flexibility in the future.

In some states, this is impossible to do because the state has not established a regulated license to handle RTO for residences which you must have in order to legally employ and utilize a MLO*.

(when in private) "Bob, you said "XXX" I feel this was a little out of line for a professional establishment.

It is my firm belief that both investors and private lenders should do DUE DILIGENCE on each other - specifically, they should VERIFY each others' claims, as that is the first step in establishing credibility and establishing truthfulness.  

My mentor is not in a position to hire me on a FT basis, but he is fabulous and we are working on deals together.So my question is, WHAT can I offer to a busy, established, successful REI business that will encourage them to take a chance on this newbie?

When you mentioned there are plenty of investors with financing lined up is that a product of the investor(s) having an already established relationship with banks/financiers who are giving them a green light based on prior deals?  

At closing, a trust is established such that the lender has the right to take the property back should you default on payments.