Some brokerages allow you to work the phone desk to get new leads from call ins. 

While I'm a huge believer in using public records as a lead source (that's what my company does), there are some things that are better sourced at other points in the process.

If your market is overbuilt, and there are vacancies everywhere, what would lead you to believe that you can just tack 5% or similar on every year? 

You might get a cold shoulder, but many people are willing to share their experiences, and it might lead to more down the road.

My wife and I just jointed SIC a couple months back.  

I was shocked to see one of my houses listed for sale Craig's List...I texted the guy and he said his "assistant" listed it yeah right and I had it removed and now it is back up with another heading... now he says some company he works with listed it and it will be down in 24 hours...meanwhile if you reply it sends you to some website where you have to pay for "leads" ....how do I make him stop ...he is not a Realtor...

I found the deal via networking initially here on BP (and the other places that leads to).

Whatever you do, make sure you use a good attorney in Oklahoma who specializes in real estate and understands investor transactions.Or, and I'm tried of typing now so I won't go into great detail, you could possibly do a Joint Venture with your mom where she (with you as a partner) sells the house to someone else on owner financing, gets a down payment, and then finances the rest at around 9% for 15 years, but you agree that you will find the buyer and manage the payment collections, dealing with the buyer, possible foreclosure, etc., in return for X% of the cashflow.

We've got a pretty tight knit group of BPers that meet up regularly and bounce ideas off of each other, and share leads when we can.

The key is if you are working on something that will eventually lead you to the greater things you are seeking.