I didn't find a single abandoned/obviously distressed property but more importantly I realized that is not how i want to spend my time.I want to spend my time doing ABC:ALWAYS BE CLOSINGSo I need leads coming to me.Current ideas/strategies:-Posting craigslist ads, offering $ for the location of these houses(some upfront, or perhaps say $500 if I close the house) -awesome bc it's free-Posting in newspapers-Remnant time on the radio-Also bandit signs saying "buying houses for cash"and to take it further, billboards (I recall seeing one that said "I buy ugly homes" years ago, now it's very clear to me lol, that would require capital though.Share your best ideas especially ones you've had a lot of success in:

If the agent spends a good bit of time with you and you back out, you can expect that to influence his/her decision to want to deal with you in the future, especially if the properties they are marketing are popular and they have other buyers.

Down the rabbit hole: spending all day tracking down a property "owner"20 Calls later, with no less than 10 government agencies tacked on to the end, I end up with a final "I don't know what to tell you sir, we down own that property."

On top of that she extended the lease to two years and replaced my refrigerator and oven with new stainless steel appliances.

I have a partner that helps me.Our products are mustang cobras, saleens,and roush.Our market is predominantly Kids from 17 to 25, you won't believe the money their parent have to spend.

This unit is in great shape and I will spend less than $1K before listing.

Lenders have more to worry about in Las Vegas than "due-on-sale clause violations".As long as this loan remains "current & performing";...you have a better chance of "hitting the jackpot" at Caesars Palace, than having the lender accelerate an otherwise performing loan in good standing for a violation in the "due-on-sale clause".Spending a few hundred dollars with a good attorney that specializes in these types of land contracts should be worth the money. (...try finding these types of lawyers who are affiliated with your local Las Vegas Real Estate Investment Club).A lawyer of this type can create a new, or review and update your trust/sales-agreement, land contract, etc.Here's a different twist:How about a back-up agreement and a back-up deed?

My credit is excellent but i have a house payment of my own and my income has been a little off lately because I'm spending a lot of time working on my real estate investing.

If this is an REO purchase using a standard state contract, it's nearly certain that one of the provisions of the contract is that the bank will have to provide clear title; if they can't provide clear title, you will have no obligation to close the deal (though they may have the right to extend the closing date to keep trying to get clear title).In general, with REOs, title is one thing you really don't need to worry about.

They realize that the $150 title search is the best money they can spend on a property purchase.If a buyer of mine were ever to want to skip a title search (even if I were 100% convinced title was clear), I'd tell him he was crazy.