As for the mentorship it is something I am most definitely interested in and actually have a friend and client (I'm a full-time barber) who has been wholesaling for 3 years now and has been great help and honestly the reason for my interest in REI.

How long from when you actually sign the property under contract do you have to close on it?

They may have an acceptable offer, and it hasn't actually been signed by the bank yet.

I am surprised from the short time I have been reading the daily discussions on BP by all the new prospective "investors" who want to jump right in without testing the waters around where they actually live.

As a mostly "buy and hold" investor, my thought on this deal would actually be to flip it and take the cash you make to buy a higher end rental.

I am working with a local lender-actually a guy I know from volleyball is a mortgage broker so networking pays off again.

Some wholesalers do a much better job of presenting and most importantly getting actual deals.

I mail 6-7 times per year because you never know when someone is actually ready to sell.

Can anyone help with how to actually connect with a VA?

This is what I have come up with for myself.I am going to specialize in FSBO properties, buy and hold/flip investors, facebook ads, and FB group posts for buyer leadsI created a pretty lengthy "how to sell your home" guide for FSBO properties, I plan to stay in front of other agents by actually knocking on doors, and delivering the guide to them in person, and then using that to set up a follow up appointment when I can deliver a free CMA.