Look at what's going to be more cost effective long term

Sounds like your end result is that you would like the agent to share some listings with you that have been on the the market for a long time.  

So far, the subject-to method sounds interesting to me.... or any other method that does not require a lot of money down.I start a 3 day class tomorrow=D I'm also really impressed at the resources on this site. 

Sounds like a few red flags to me, no keys to house and they are telling you that you may not be able to inspect the house. ??

And if it sounds too good to be true, its usually not true.

That all sounds great, assuming the investment performs the way the example works.  

If you are holding onto a rental for 7 to 12 years, a few construction delays will barely effect your IRR annualized.2) Flips have less margin because you have to pay 10% in closing costs.3) Flips are seasonal at least in areas with four seasons.

You need a legal professional who is tough when needed, wise and very experienced.Legal expenses are deductible against taxable income if you're structured properly.Then again, this is the type of expense you should only need to put out once.All that said, of course, it sounds like you need to be dealing with the local LLC-friendly banks. 

It sounds like your goal is to get out of the rat race.

It sounds like if we are making verbal offers, I should make sure my realtor really stresses that I am ready and capable to make the offer and have the numbers to justify my offer price, and also make sure the "offer" is reaching the ears of the seller and not stopping at his/her realtor.But I think I'm leaning toward official full package offers with a "heads up" call from my realtor to the seller/seller's agent.