You're in the Republic of Texas too, you still have the same issues.Once hit by reality thinking may change.I'm not trying to strike fear in the hearts of investors, as much as pointing out when you dance with the ugliest girl at the prom you want the lights turned down.I said it wasn't illegal.....but that may go to a point.A real good option is just to get a license!

Find deals that are 65% ARV including repairs.. meaning 65% of ARV -  repairs = your strike price.

@Spencer Shortland I have downloaded quite a few, ok ok I am lying, quite a lot of podcasts that strike my fancy, not just from Flip2Freedom but from here as well as other sites, like REIClub and a few others as well.

Your time will be better spent striking up conversations and beginning to develop a real relationship with a lender or someone who can refer you to a lender.

People read about what I'm doing in the newspaper or online news feeds and that strikes interest.

Strike up a conversation and continue it over a series of meetings or other correspondence.

What is the appropriate verbiage to specify that the strike price will be subject to the appraisal at the time of purchase?

I'm not saying go to monthly REI meetings, I'm saying talk to Realtors, talk to people anywhere you can strike up a conversation about RE.

Have you tried looking at www.loopnet.com There are some Multi Family units for sale, maybe you can strike a deal there...

One of our staff spends 20-30 hours aweek, monitering mls,  and doing analysis on potential deal,  writing offers on new ones, price drops, back on market, and everything that is still active, in the strike zone,  that we havent writen on for 21days.