I have an appointment with a motivated seller and of course I am nervous.

Thanks @Colin Smith, that's sort of my thinking for now.  

If you get 10 motivated seller leads, maybe only 1 will be interested in your cash offer, but 3-4 will ultimately list with SOMEONE.Regarding disclosures. in Texas, it's not bad at all.  

Congrats, this is motivation!

I am motivated and ready to learn sir.

You could say parts of our mountains, deserts and the San Joaquin Valley is our midwest version sort of speak:) The rei meetings sound like a great start too.I think it is important to recognize some out of state promoters have been giving less than stellar advice for years.

You could say parts of our mountains, deserts and the San Joaquin Valley is our midwest version sort of speak:) Good luck with your search!

I guess my main motive is to learn from someone else in the meantime offering an investor my time to help them in return for some of their time. 

The wife and I are very new real estate investors and have zero experience with this sort of thing, so I humbly ask BP: what would you do?

Met quite a few other wholesalers motivated to become full time investors.