And, most of my probate deals have come from the 4th or 5th mail piece.

How long is a piece of string?

Is it a A, B, C deal or it could be a mix depending on what type of investors you might have in the deal and their risk tolerance.Write out your investment criteria on a piece of paper.For example my criteria is " I buy properties built after 1980, B/C class property in B area with pitched roofs, individually metered, with value plays such as low rents, poor management, high vacancy and a motivated/flexible seller.

He is in the sacramento area and definitely top notch! 

Hi Everyone,I am working on getting all the pieces in order to go on the hunt to purchase my FIRST duplex.  

The bank will get it when you buy the property and you sign a piece of paper saying you will occupy for the property for × years (2 I think). 2, 3, or 4 units won't matter as long as you qualify for the loan. 

Well, we came across a piece of property in Williamsburg, VA that was in our family (aunt's and uncles) it needs some work but the landed assessed for 30k. and its a 3br 2bth SFH at 1300 sq/ft.

These are called "nixies" in direct response marketing.I've done well by setting these pieces to the side and then skip tracing the ones that appeal the most to me, such as high equity, deceased owner, no probate case filed, good area. 

What kind of conversation should I have if a title company lawyer contact me to discuss "What I do" I know that piece is a no brainer---but I am absolutely new to this business.

It provided the missing pieces that has directed me down the right path to victory.