I been focusing on properties less that 100k my fathers a contractor and I have and adequate amount of cash to finance the properties and rehab them under this price range.

My fathers a contractor and were looking to do this full time.

Second, stop dealing with real estate agents.

The closest to you is in Rockville.I dont know much about it, never been, but I hear its on one Monday out of the month.Bowie, which just passed is held on Second SaturdaysChantilly, which is postponed this week, I think and being held next Saturday.

Second, I did not do the following in your post.To think that this whole thread was started on outdated and inaccurate information gives the impression that the tone here is intentional.

However, with a second job (and saving every nickel from it) you could easily bank $25K in the next 12 months.Learn how RE laws and customs operate in your neighborhood.

My second concern is the amount of work required.

If the lender forecloses the deed of trust out of court, the lender has chosen one action and may not bring a lawsuit to recover a deficiency, which would be a second action.

Cost of the second closing might not be a big issue, not sure of costs in your state.If you need investors NOW in order to make this deal work you may have gotten the horse before the cart.

I wrote up a short 30-second script that I think is decent, but I'd love to see if others have scripts or mktg letters that they'd be willing to share so that I can see some of the key selling points.