https://legal-dictionary.thefreedictionary.com/fra...Here's how it plays out:  The wholesaler's actions (promises) cause the homeowner to enter into a contract to sell the property, but the wholesaler knows he cannot actually buy it. 

It's 99% likely that those 12 offers were submitted by clients that have an active buyer's agent. 

These properties are sometimes a good fit for owner occupants because it puts you on an even playing field when you are bidding because you are only bidding against other owner occupants. 

Make friends with someone who is active in your market.

Finally, when you want to sell you will have the same difficulty as the current seller has: discount the price or offer seller financing (which if you have debt on the property already you might not be able to do).So if you can live with all of that you might have an opportunity to take down a lot of units with a small down and seller financing—and it might be a good cash flow play—but be cautious about how you get this down payment.

Cap rates have been compressed as prices have continued to rise, but I know there are deals within and even outside of those ranges you state depending on what you are looking for when considering passive versus active investing. 

., list of estates actively in probate)?

I'm active duty military and I bought a primary residence in Dec 2017.

Whereas marketing through our business page leads to my mom liking the post and someone calling us about the property 4 months after it's sold.We just get 10,000% better response from the profile activity.

So the location has to at least lend some appreciation play and in desirable locations.