I am working with motivated sellers that really needs to sell and I'm going to make my first deal and eventually alot more but, I don't want to waste anyone's time.I would like to know how do I qualify a investor that I will be assigning my deals to.

You could get some commercial financing and pick up a solid APT building that has some deferred upkeep and needs some rehab.

If you want to participate here, don't waste our time.

With 60K you could probably buy two solid SFR yeilding closer to a 20% cash on cash with leverage.

I now have a solid:Purchase AgreementAssignmentandSub-Assignment (for other wholesalers who I'll offer $X(ie: $5k) to help me find a buyer)I've worked hard getting these set up the way I want (to provide safety yet stay short and look aesthetically pleasing), but I feel like they're pretty solid,look good, and are concise.

It seems to me that the time you are wasting not wanting to pay an agent, is money down the drain.

I'd by 10 to 15 solid 3 bed 2 bath properties cash with 1 million.

Last summer I had a solid core door to a cement storage area under a front porch in a basement that rubbed on the new carpet.

What is the most annoying, time wasting, costly headache or issue you encounter in your day to day business as a private lender?

Sure, I may get a little north of 1% in my market, but it's STEADY (solid blue & white collar tenants with stable incomes/jobs).