This leaves discovery to the end, and then when a problem is discovered they seem to just throw up their hands and say "Oh well" and move on to the next one.

They were a hard money lender, just because I lose some doesn't mean I should throw my towel in with all due respect to you.

Throwing out a low cash offer (no mortgage contingency) my be the way to go.

The only other pitfall I have found so far is after spending a lot of time on a deal you think is going to happen and have your C buyer lined up, the bank throws a monkey wrench into the whole deal and it falls apart and into the toilet.

In the 500's there were no doc loans and stated loans.The mortgage brokers would call it "cash for trash" loans.With a great interest rate I closed some at 520 for buyers I was working with.Those days are long,long gone.I believe over time it went from a requirement of 500 to 520 then 560,580,620 and I think now it's 640 minimum.Anything it's over 720 or 740 is cherry now.There are lenders who over very nice rates for the elite with 780 and above but have to meet strict criteria.I learned the tricks in credit because I would often get a buyer 20 points away from qualifying.While another agent would throw them away I told them what to do to get over the hump and then closed the sale.

I designed about 4 different ads and started throwing them up all over the place within about 3 hours of where I wholesale.

Would anyone care to throw out how you would start in today's environment if you were given the opportunity to turn back the age clock?

I think I was a stone's throw from you.

Its still around $1 per postcard once you throw in postage and whatever you've paid for your leads, even if you have a sure fire way of gathering your own leads, still comes out to the same price, and you still have only 1 chance to grab the sellers attention.

I've always wanted to be an architect and tried to get into an architecture program, but I was unsuccessful, I assume because of my comparatively worse artistic technique than other applicants...Anyhow, I wanted to stick to the domain of real estate since it interests me, and having previous construction experience, I thought I could handle all the world had to throw at me.