You have momentum when you find yourself consistently spending time and effort on something.

If you consistently (and I MEAN consistently) watch other investors' websites, thrifty ads, mls listings, and every other real estate resource known to man :mrgreen: You will know exactly where you need to be in terms of price.

You could certainly become an expert an area (areas) that consist of thousands of properties.

ps. about 1/2 of my buyers list actually consist of other wholesalers.

Consistency - Are you being consistent with your goals?

But be consistent.

I have always consideerd owner financing and consistently have clients call asking if I have any; how does it work.

I'm no bible-toting conservative and I've tried a lot of things before but the people that smoke weed consistently are just morons.

So, now that I have vented, the rest of you may do so as well.In addition, I would like to also create a thread in which we post about other members who have consistantly been flakes on returning calls or emails and those who are great.

If you desire not to use an agent then you will either need to get written permission from them or convince them to take the lead and begin communication with the bank.The bank will require that they submit a short sale packet and it will consist of the following (at a minimum):-last two months of bank statements-last two years tax returns-last two pay stubs-hardship letter-etc...The next step would be to enter into a written contract with the distressed seller with a purchase contract.