No problem, my pleasure, good luck and stay active here.

Gary Ramirez - Looks like you have not been back to BP since you posted this question, hope you do so soon and stay active here.To answer your question, that experience is going on in most areas of the Nation, especially in large metro areas.

So if 10% return on a NNN is what your looking for, that is easy...As the ROI goes up and the risk stays low, the difficulty in locating the deal increases.Areas with little investor activity, and a change in employment are gold mines for both buy hold and flips.

It sounds like this is all happening with an active contract in place.

OK, I think I'm finally ready to look at flipping to owner occupants, and was curious how many of you active flippers use a designer for ideas on what to do with the house.

That is exactly what we used to do it and today we do not have to show proof of funds every time because we are essentially so active in the market many of the sellers know who we are.

Ultimately, I want the primary source of my income to come from investments in real estate and private businesses.Although I’m pretty much a silent reader for now, I will join the conversation as I feel like I have more to contribute.Thanks to the active members for sharing their knowledge, and good luck to everyone on their endeavors!

Be driven to focus your attention on deal making activities and ignore the rest.

Otherwise it can get complicated as you really are putting buyers and sellers together, facilitating sales.You need to read your state statutes very carefully word for word as to what requires a real estate license and then don't do those things if you don't have a license.You can be an employee or memebr in a LLC that buys or sells, as a principal, in other words if BAC LLC buys a property and you are a memeber of BAC LLC, you can then be entitled to profits for the work you perform in that LLC.Another way is for you to take an option to buy and then sell your option, this is placing you in a position of havine an interest in the transaction, but those you sell to may have financing issues with this, it also depends on property restrictions or title limitations as beeing seen as sales during a restriction to conveyances, again check and see how these issues are viewed locally.Generally, you can not act as a third party between a buyer and seller and simply arrange or introduce deals and be paid a fee independly as that is a function of a real estate agent/broker.Lastly, it's easy to get a bad reputation amoung Realtors if you're known as a birddog, they will likely see you as unlicensened competiton and expect them to complain and report your activities.

It may be accurate that those have reached the level of an advertised program no longer have time for one-on-one communications and have moved to a businessplan of volume and are no longer actively "in the trenches".