I get scared to present my own offer because I assume there must be something horrible that I don't know about.

I recognize I'm jaded though; the Washington DC market is notoriously horrible for making any cashflow.

I had no money, horrible credit and wanted to do Real Estate.

@Roy Benson Hi Roy, I'm almost in a similar situation currently recovering from a horrible financial history so i feel for your ex bro inlaw. 

Direct mail does work, but the results are horrible and the cost can put you out of business before you get your first deal.

Not a horrible deal but for a land contract I would be looking at a min of 12% yield.

This is horrible to hear, but unfortunately, insurance doesn't cover that kind of thing. 

But on the other hand, diversity in market investment isn't a horrible idea either, right?

I will say that when I started out I was a "machine gun" investor and I hit on a horrible deal that took me several years to get out of at a substantial loss.Sit back and watch a little while, make every shot count.

Horrible deal.