How about pre-forclosures, tax delinquent owners with code violations, Divorce, Probate, Eviction, distressed properties, absentee owners???

While D4D in the winter time, what are so signs of a distressed properties besides the conventional in A to B class neighborhood?

This is what the State of CO has to say about these PREDATORS:Consumer Advisory: Long-term Home Ownership Concerns(Wholesaling/Assigning Transactions and Distressed Rescue Transactions).

Essentially just go out for 3 straight weekends and drive the rental heavy areas of your town looking for distressed or abandoned looking properties.

We don't have a lot of distressed sellers.

I've been looking into wholesaling pre foreclosures in Los Angeles, and I've found someone saying that it is illegal to deal with a owner in distress without a brokerage license, is this true?

There are ways out there and it will come down to what HML (if any - you typically use them to close fast or close on distressed properties which don't see to fit here) and what mortgage company you work with.

I have a bird-dog finding me out of state distressed properties and a contractor lined up to do the work.

Sounds like too many problems than it is worth - bad neighborhood, distressed house, title issues, low employment prospects. 

Please consider attending the Central Jersey REI meet up in Belmar which meets every last Thursday; our next meeting in 2/28 where we will be talking about Distressed Notes.