I have seen several auctions where the same property gets listed back in Hubzu because no one wants to biuy at inflated prices from wholesalers.

I have several lawyers in my family, but none that are specifically RE attorneys.  

...i reached out to an investor asking that i be added to their vip cash buyers list, as i have been given the green light by several buyers to bring sellers to table. she sent me a deal - its great, off-market in north cali with around 40 units, fully entitled. so i sent the deal to my cash buyers list and immediately got a buyer who wants it. i asked my investor friend if she pays a finders fee and she said yes...but since i know that my cash buyer is more than happy to pay above to asking price for the deal, id rather secure the contract myself and then assign it to my buyer but one obstacle i might face is that my pof isnt for 10 million its about half of that....with getting this contract myself also i dont have to worry about next time my buyer going directly to my investor and getting future deals that would leave me cut out of the deal.

I have worked with investors in Austin for several years and will be opening a 2nd office there next month.What's going on with the seller's disclosure?

Sometimes 1brs are in high demand so that is what I would prefer.If I were you, I would talk to several property management companies in the area (even if you plan to self-manage) and ask them which property they would prefer to manage.

i am married, my wife  [ 60 y/o ] is also disabled due to no kidneys and is on Home Hemo Dialysis, but she spends hours everyday looking through real estate , and though we have found several great oppurtunities, we have no been able to capitalise on them due to out low income and crummy credit ,  [although when i moved here i had 621 score until when I tried to refi through Loan Depot, they really messed me up and I am not sure what my score is now.]I think the first thing I need to do is repair my credit as best as I can, as well as see what kind of assets and value I have to help me get the investing process going. [ kinda long story packed with lessons there]  Due to a small windfall we have $5,000 earmarked for beginning real estate investing in hopes of getting our of our crushing poverty trench.I want to begin by doing non rehab wholesaling,  but am also wondering if Tax Lien investing might allow me more bang for my few bucks. 

Thanks so much for your help everyone, that's exactly what I was looking, seems like the severity of the flood is not as bad as I think.

Several types of foreclosures - bank, tax, hoa etc.

I haven't been in the area for several years but I had good luck with rentals in Dassel and Buffalo.

You have several things going against you.1) The property is vacant.