One of the many ways I use to to acquire properties that have been advertised for tax lien auction is to go directly to the property with the tax sale lien notice.If the house if vacant, I start my search for the ownerI try to make an offer to buy it or control it subject to re-sale by public auctionI sometimes make an offer to buy while doing a joint venture with the seller (I call it a hybrid offer)There are times when the owner just forgot to pay the taxes, or intends to pay them later or just buying some time until the property is sold or refinanced.If it is occupied, I just tell them that as a private service I wanted to inform them that they have rights during the tax sale procedures (I explain their rights and what options they have), many times the owner appreciates this information and may later call you to make an offer.I realize that while on my way to the tax lien property that I will be driving pass hundreds of other properties where I may see a FSBO or a vacant house that might be a prospect for me.I understand the Universal Law a Reciprocity and how it works, to give freely of your service or advise, the law says you will be rewarded sometime in the future when you don't expect it.Helping other is something you can feel good about.Being active in the field is the best way to find good deals (better than letter writing).

Too vague a question.There are commercial mortgage brokers who do 1 million dollar deals and those who do 30 million.Different Universes all together and networks of clients and lenders.There are point takers in daisy chains that like to hand off people but those are not mortgage brokers.A great mortgage broker gets a package just right before send off to increase the chances the direct lender feels good about the property and the borrower.

There are no universal rule of thumbs, but they are adaptable to the risk in your market and the leverage that you're using.

Where can I find an excellent Virtual assistant who speaks English, and or referred outsourcing companies?

Paulding is up and coming, but one county I think is really up and coming is Oconee County which is located right next to the University of Georgia in Athens. 

My biggest worry is university funding.

I'm considering student housing; buying houses and renting individual rooms to university students.

I plan living in one room, and renting out the other room to students at the University of Florida.

Tempe rentals are higher because it is a university town with Arizona State University there.

I went to the University of Scranton and am investing in Pennsylvania.Congratulations on joining the community.