As a new agent, the most important thing you can do is make connections and generate leads.  

--------Overall, we generated quite decent walk-in equity ($36K, 18%), and cash flow rate of 0.95%..We rehabbed mostly the interiors, we left exterior paint and windows, to make the numbers work.Here are the numbers:Purchase: $130KHard Money Cost: $8KConstruction Cost: $24KClosing Costs: $4KTotal Acquisition Cost: $166KARV: $202KRent: $1570 (0.95%)Walk in Equity: 36KBefore:After

However, in addition to that, I am trying to take a different path to generate leads.

@Marcelius Reed how are you generating leads now?

They can generate calls, but you can also get fined for using them in many cities/counties.Another inexpensive strategy is to have a bunch of door hangers printed up at a vendor like NextDayFlyers.com for 7 to 10 cents each.  

As an aside, Japan has 100 year mortgages which pass from one generation to the next.

Big goals, big action, big results.I'll achieve my goal through lead generation via bandit signs, classified ads, calling craigslist ads, PPC, driving for dollars & consistent direct mailings.

(yes 65 will be considered early retirement when my generation gets there)  THIS IS NOT A FAREWELL SPEECH.  

I wasn't really willing to tackle a larger project, but after being successful with my first rental for 5 months, I'm after something that is more risky, but will generate a higher return.

If you're starting out with no capital, you can generate lead lists for free quite easily.