Should I just contact these active short sale listing agents and have the double end the deal for me or slip them cash under the table which is what I'm guessing they are likely doing with their pocket investors.

I'm just bringing the other side of things to the table. :-)

What he said, plus I would emphasize learn everything you can before looking for a mentor so you can ask for the least amount possible, and come to the table offering something.

I show House 2 to have a higher Cash-on-Cash return ($4.2k/$22k = 19%) than House 1 ($5.4k/$35k = 15%).I may be too late to the table to acquire House 2, but I wanted to at least run through the comparison process and get some feedback.

So, the listing broker had 6 weeks to get another solid offer on the table to get the bank to cancel the auction date or it was gone!

There, with what you've accomplished so far (credit rating and cash) you will probably find people to network with; partners to invest with or even contacts for bankers who may not ask for 20% down on your first investment.With what you're bringing to the table, you may find many, many avenues to get started with!

One reason is I would much prefer your pretty wife across the table from me then you, but my wife has the opposite opinion.

I can’t believe i almost threw in the towel, i worked so hard, thousands of letter, and 100s of bandit signs, driving for dollars, door hangers, flyers, website etc.And i almost walk away, i was tired of talking to seller after seller, no deal, to possible deal, to deals at the closing table...and then BOOM!!!

That's like asking, how can I estimate my loss at the craps table?

I had to explain whole selling to the owner and show him that I was leaving profit from a flip on the table.