My first broker when I entered the real estate business years ago made this statement and it stuck with me ever since.The broker/agents were always worried about commission and getting paid.The head broker said you are thinking about this all wrong.The head broker said "If you learn everyday,are passionate about what you do,and focus on cultivating relationships and helping people then the money will take care of itself."

At some point its likely you'll need to work with a broker in any case, so cultivating such a relationship will be a good idea.Here's one I found with a little googling:New Jersey Contract of Sale

Please get in touch with or add me to your buyers list if you are a wholesaler that cultivates their own deals.Thanks!

@Yolanda Eiland I've never done it before but a big pro I can see from it is not only cultivating your skip tracing prowess but gaining access to better skip tracing databases.Cons would be the fact that judgments are pretty much unsecured, court awarded IOU's.

@Josh Epstein  I'm in Galveston about twice a month cultivating business and know the area well.

., for one getting started, i would keep important things like cultivating broker relationships, deal analysis/underwriting, business plan writing ;-) close to my chest.

You are far better off cultivating relationships in true Private Money with local Doctors and Dentists and business people you already know, IMHO.

Your goals and ambitions for the next couple of years are much grander and broader than mine.So in the past couple of weeks, I've decided to do a couple of things:1 - continue to look for a job, but focus on a possibly lower level, lower paid position where I can truly help people I care about.2 - at the same time, because I'm assuming #1 isn't going to work out, begin to cultivate clientele for a tax and bookkeeping business.  

While the MLS sites can sometimes find a deal, the best way is off market.Start cultivating the money people as well. 

There are certain challenges initially in cultivating relationships with prospective lenders.