It takes time and perseverance/consistency.But isn't the whole point of targeted lists to find people that NEED to sell their house fast?

I target east end henrico some northside as well

Some of the good areas still require smaller targeting - meaning - I could say focus on "this section" and you could still get into trouble.

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Same thing applies to your home owner.Based on the specific circumstance of your target market, you can adjust your elevator pitch to fit the situation.Example pre-foreclosures:  "Hi my name is David, I own property in the area.  

I do the exact same as @Tom C in my target market.

The company targets credit challenged folks.

After the sale you have 45 days to identify in writing all the possible target property(s) to exchange into and then 180 days in total from the sale to complete the transaction.So timing is the most difficult part of this as you have to start identifying target properties during your For Sale period.I will also look into the purchase side soon but I need to figure out the sale part first.Great point on refinancing out the equity ( I will look into this ).Thanks, Richard C :D

So I've compiled a list of properties in my target area after driving around for hours and hours and I've checked each for equity.

Dave, while your advice seems on target with respect to taxation, I really do not agree as far as your comment concerning liability protection offered by the LLC.