Sham contracts are not contracts, which means you run the risk of assigning a "contract" to a third party while the seller sells to a fourth party, and defends his action on the grounds that you never entered into a contract to purchase.

Most Title Insurance companies will cease to offer insurance if a Quit Claim Deed is used for the transfer as the Quit Claim Deed offers no warranties as to clean title.Lenders will often send threat letters regarding the due-on-sale clause, but it is very rare for them to ever take action on those threats while the investor is still paying the note.

There's decent action from other investors but you need to drive the streets. 

@Ethan SpielvogelAs a general rule, you would want an LLC in the state where the property is located to be able to make any legal action in court (eviction for instance).However as some states have week asset protection statute (the charging order is not the sole remedy), you would then need to have this local LLC owned by another LLC in a strong state like WY.Now because you are located in CA, you are subject to the CA regulation that will force you to pay an expensive local franchise tax on your out of state LLC.

A lot of investors have been successful with different marketing approaches but the thing they all have in common is CONSISTENT ACTION.

Your advice is amazingly helpful and actionable.

You need to take consistent focused action every day, answer the phone when it rings and follow up and follow through.

There is no guarantee you’ll recover costs or lost rent even with the court action.

@Charlie MooreI’m new to this site but I’ll take a crack at this one.People don’t take action if they aren’t incentivized.

Cynthia- I definitely agree with what the other posters have said, Facebook can work great as part of a targeted strategy if you know what you are doing (using Business manager, strong calls to action, systems/funnels, etc).