Our first real investment property (not previous homes converted to rentals) was on track for the perfect BRRRR that would have under 4k of our money in it, and cashflows a little over 400 per month.

GAAP, accounting-wise, his definition is TOTAL off base, but the underlying principle is totally on track!

You get there because you have a track record.

For me buyers are web leads or office walk-ins.

Recent sales prices aren't listed with the tax office.

Seller pays for all closing costs including the Loan Officer points.

But instead of a real estate agent, I work in the mortgage side of the business (I'm a loan officer) and what works for me is biggerpo is talking about.

now I will make my formal intro..CaesarAtlanta wholesale Investorand Mortgage Loan officer

Never assume anything on a foreclosure property, do your DD on the property and make a trip to the recorders office if you need to.

Virginia takes as long as 2-3 months to start your first day of work at an office, and add on another 1+ months until your first closing (assuming you have a ratified contract in hand the very first day you show up for work, which is not likely).