If you have no track record then finding any investors I think will be extremely difficult to impossible outside of friends and family.

If I'm unable to I'll put a letter in the door or a sign in the yard to get some type of response which is usually from the owner or someone who's buying the property.You definitely are on the right track, it's easy to get overwhelmed trying to figure all this out.

By safe I mean the person borrowing has intimate knowledge of rei and a track record.

@Jennifer Frederick - welcome to BP and if you have a track record with properties (which it sounds like you do) one way I scaled out my biz is by bringing in investors and buying together (i.e. deal syndication).

The matter can become even more complicated when, say, the tenants don't treat you right; then you can develop a sense of "tit for tat" or a certain "justice mentality," where you say "Well the tenant is going to have to pay 20% more in electrical bills because I don't want to spend the $1,500 on insulation, but that's okay because they did X or Y to my place, or me, or didn't do A or B when they should have."

Try the PRO app for your phone, not only does what you want here but the best part is, keeps all your receipts right on your phone for easy tracking and returns.

Seems like your business is in a good position, as long as you can keep getting the inside track on distressed properties and traditional listings.

Having a dual-track educational process whereby the owner knows that they're in foreclosure and also receive more personalized correspondence from the note owner could be helpful.However, I must also disclose that I've had some of my own borrowers receive my letters as sales material, when loans were serviced by a third party company other than my own.

If you are interested in joining us send me a message and I can put you in touch with our POC who tracks new members to the group.

What is his track record?