Regardless, I'm excited, eager and committed to become successful.  

Gets butts in seats.Requires no commitment or up-front buy-in.They are genuinely a good time!

Too bad recycling laws aren't prevalent in other parts of the country like they are here in Seattle.

@David Thompson  I can see commitment to actual funding to be along the lines you talk about that's the same reason the airlines over book the seats..

My offer to investors is 100% of my commitment and time to helping you get what you want in today's market. 

My (non legal opinion) guess is, the crime that these wholesaler-crooks committed is that they filed false liens on HUD properties so buyers can't buy them from HUD.

I don't want to commit to an 8-5 working a j-o-b so I have a virtual assistant business of my own and plenty of skills I could offer a local investor or agent in exchange for sponsor/coaching.

You'll probably have a better selection of multi-families to choose from in Hudson County, where they are more prevalent.

At 4.5% interest many will be shut off or getting scared to make a commitment.  

And as you point out that could be true with you have a track record  a Deep Rolodex ( you know that thing you put your contacts in)... but as a new investor I think shopping for the deals and spending all that time effort etc without some kind of financial commitments or baking is doing it backwards and can lead to frustration and disappointment.