I showed them I wasn't walking into their office asking basic questions, I could find answers online. 

I'd say there's great opportunities in every market however if you're not educated on how to play at this point in the cycle you should sit on your dry powder for a while.There's a lot of dumb money in the market that will get transferred in the next correction. :)

@Abel CurielAt the moment the only thing i’m Doing is checking online sites and see what homes are being sold by owner.

I'd much rather go to the casino and play craps because I can only lose what is in my wallet.

(tried warm network/references, online sites like HomeAdvisor,Thumbtack, even Craigslist - ugh!)

We have spoken and they said they wouldn't be opposed to seller financing.Being that the current owner still owes money I know that the due on sale clause comes into play. 

I see a handful of good reviews online but would like to hear experiences from other investors if they've used them before. 

I also saw from looking online that if you have PMI, you can have the option to pay a single payment upfront at closing and get rid of the monthly PMI.

Cash flow, appreciation play or ??

I have 2 questions-He asked for an agreement for Owner/PM to be signed, can I find this online?