Which is a nice way of saying you will pay (directly or indirectly) the closing costs.

The best deals that cross my desk are ones wherein the buyer was in direct contact with the seller/owner.

If you invest in stocks or mutual funds, you are indirectly taking on debt.Dave Ramsey is great for people that have little self-control.

Australia is or has passed legislation to curtail that, as has Hong Kong and Canada- indirectly with audits on their version of EB-5.

However, this is in direct contrast to the OPs stated desires (if I'm understanding correctly) to have higher cash flow day one ... always important to consider both the quality of the cash flow in addition to the quantity ...

And now not only are we doing well with starting to expand into our ultimate vision but we are going in directions that never would have occurred to us in the very beginning.

I don't generally deal with wholesalers on a personal level the folks I fund do though everyday I see them on the HUDS  3k here 5k there.. probably pay more indirect wholesale fee's than most at least 50 transaction a year will have some wholesaler fee on them. 

I will say that I am not targeting mid-high end flip neighborhoods, have not had as much success there in direct mail.

Remember that you as the IRA holder cannot provide goods or services to the plan (direct or indirect).

These are called "nixies" in direct response marketing.I've done well by setting these pieces to the side and then skip tracing the ones that appeal the most to me, such as high equity, deceased owner, no probate case filed, good area.