We all buy cash and can close in ......days.I like to be upfront with sellers and I always focus on how my primary focus is to help relieve them of the stress holding on to the property is causing them.  

I cannot stress enough to use a lender that has closed HUD deals as they can be difficult.3.

That is fine once you made it and have clients, before then wear a shirt and tie.2) Don't overdo your social media, post normal things (stay off hot button topics).

@Natalie Williams One thing to consider is if you can obtain a list online with a credit card and a click of a button, so can everyone else so competition may be fierce. 

I was recently in a similar boat, I know choosing a firm to work at can be stressful. 

I would argue that you take on more liability driving your car around town than you would with a tightly run rental in a class B neighborhood, so if you own both of those and are concerned with liability, then focus on a solution for both.The only way to truly know if any of these methods (umbrella or llc) is truly effective is after it is already too late and they get stress tested by a lawsuit.

In this case i had a low sherrif sale price, far under market value and an owner who was willing to sell for the bid amount and deal with the shortfall/deficiency on her own just to be out of the stressful mess that she was in. 

He might be stressed, which is why he was a jerk.

Unfortunately the "download" buttons on the sample contracts are not working (Gladstone Rennie's Purchase and Sales Contracts for Wholesaling to be specific, or other sample wholesale contracts).

Your response will be much better, for less money, and less effort hence why I am stressing a better list will make a huge difference in your success.There are 3 main things I say are very important when doing direct mail listed in order:List quality - gotta find the most motivated sellers or else you will waste considerable amount of time and money Marketing copy - what and how you say something will greatly affect your responseFollow up - hit them with mail often, and vary your copy and deliveryI focus almost exclusively on inheritance properties, appointments of substitute trustees, and water shutoffs.