I'm sure it varies, but I have gotten excellent deals from wholesalers for flips.

Excellent Advice. l need to work on making these processes more efficient in order to increase the overall productivity.  

And if anyone knows of any HML that loans in this direction give me a shout I have found some really excellent properties  

I got an excellent lead yesterday from doing this.Yes, I've dragged my feet a few times.

(just mentioning this in case you weren't already aware...)That said, an owner occupied duplex or triplex is an excellent way to get started in investing, and I think a good thing to aim for at this point. 

I actually feel like this part is something I could really excel at.The guy is a landlord who is getting close to retirement and kind of kicking the tires.  

I lost some excellent 7 year tenants to the first time home credit of $8,000.But I also have some long term tenants who have stayed very long times, I have a 30, 20, 17, 15, 12, and I have a tenant on his second tour of duty with me. 

Call a pm company and find out what they charge and what is included- around here 8% is typical, but I have heard of 8% plus 1 month's rent when they get a new tenant, and 10% for other areas.There are loads of books available and lots of suggestions in the blog and forum posts, and of course the forum and blog posts themselves are excellent resources!

This is an excellent thread and Trevor's advice is great.  

I have excellent credit and am also building business credit.