For example, there are plenty of people, including accountants, trying to sell their services on BP (granted with various competencies...).Even if you did a "sales" job, there is still paperwork and analysis to be done.  

Ask if the investor has anything they want to sell at first contact.If you want to separate yourself and get a better response from investors, take time to understand the investors purchasing parameters and send them targeted opportunities that fit within the desired parameters.

My most recent purchase was a duplex in Carlsbad which I 1031 exchanged into by selling one of my single family homes in East County San Diego. 

I believe they sell courses if you like their stuff.

So for now you have a few choices sell and get what you can.

If you take cash or purchase less than you sell you pay tax on that as "boot". 

People will sell virtually turnkey in the Midwest for 40k.

Unless the seller is dying to sell, or you can sense his/her willingness to depart from the property then I wouldn't say this is a go.

I work mainly with investors buying and selling maximizing their equity.

umbrella 2. and under the cash umbrella are the options we talked about - your own cash, your dentist uncle's cash (private money), a local fix and flip lender's cash (hard money.)i did a BRRRR last year (that i ended up selling because it didn't appraise) and i bought it with my own cash because the purchase price was pretty low.