Thanks mike,I am hoping to be able to do the real estate investing thing full time within the next ten years.That is my date of departure from the working class.By the way I love you saying after your signature.Wish more people practiced that.Barry

Steve,Welcome to the online party that is Bigger Pockets.So starting with flips?

Now, that said, the only way that would be the case is if:1) the seller didn't know how to determine the value of his property, and was ripping himself off;2) you had the ability to reduce expenses to a point where very few owners can; or3) the seller is extremely motivated for some reason and is willing to practically give away his property.I'm guessing it's none of these, and that you are actually being too conservative in your pro-forma estimates.

Some counties have tax records online so you can see what their true address is if they are not living in the house or if they have moved.

Put the properties under contract using an "Option Contract", versus an actual Purchase Contract.NOTE: From another forum I'm a member of, I hear using an OC is pretty standard practice, as most Title Companies are familiar with these...plus they also get around any 'seasoning' issues that some lenders might require.C.

Just a side note . . . posting in ALL CAPS on a forum or elsewhere online is normally considered shouting.

Dont know of one ... most of the developers I know are not into online forums

Based on sound lending practices, the median home price today should be around 135,000, but it is currently 206,200 according to the NAR.

Long story short, the bank tried an online auction that failed.

The radio provides excellent branding (recognition and continual reinforcement that you are the expert)...the online component makes contact easier when potential customer is ready to pull the trigger.But the message has to be good..why choose you over the others?