Thanks you guys for the feed back, I've been to a couple trainings on wholesaling, rehab, using OPM.

Texas worries me bc of the recent oil news. any feed back would be great!

@Aaron Wyssmann   I did 350 rental homes in this manner:Investor remained a lender so they did not have any liability issues of being a landlord.In the prom note there was simply an equity participation clause which spelled out the business deal. along with the interest rate on the face of the note... therefore you as the operator or owner if you do well make some upside on rents.. but if your not as brilliant at it as your investor was hoping your investor still gets their % return and you feed the deal or it breaks even.

He is trustworthy and have lot of positive feed back from my friends.

I believe once the feeding frenzy is done with Brooklyn and Queens, Bronx will be next up if we're not already there.  

I know there is some software out there for this so was hoping for some feed back from others experiences and newbie advise. 

As you may already know, the only way you can usually get an "unfair" advantage over your competition is if you have an agent feeding you pocket listings that he has kept for his special buyers.

If you can feed a young broker specific properties that you are interested in purchasing they will be much more likely to call that owner and ask.

I recommend listening to as many of the BP podcasts (go back in the feed and listen to the old ones too!)

then go work with a high producing agent and get PAID to learn not the other way around.. then decide what area of real estate you want to go in.you could stumble your way in the Seattle market to 50 to 100k in income working on a top producer team.. there is no way to do this ESPECIALLY on the west coast with no money and no ability to get money or financing your just wishing and dreaming someone is going to feed you some magic formula  ,  can one buy real estate with no money down..