Finally relented Jan 8th & sold a great SFR to an old contractor friend who has been bugging me for a couple of years about it.

We have vacant sub-division lots & I was looking at a $24,000 in-fill lot surrounded by $275-$325,000 homes but again the final tax assessment would be the killer.

When you do finally leverage -- leverage very conservatively.You will have enough money to create a great passive income stream that could be more be actively reinvested.

If I can then awesome, invest something in yourself, and if I can't I promise you will have gotten some great information worth your 2 hours.One final point about the "rookie" comment, we have tried very hard to make sure our education is valuable not just for the rookie investor, but for the investor who is doing 2-6 even 10 deals a year and having trouble stepping it up.  

I am looking into New York state Title companies to see if they have similar data and access.

I have yet to utilize excel and download more data outside my farm area.

Expired listings are good too.If we are trying to market for possible short sales we do marketing to the foreclosure list or houses that have a high loan to value vs the tax rolls.Be aware when you buy your list you want the data to be relevant and current.

How to formulate data?

If you want agents to shotgun lowball offers to finally get one accepted to rehab and flip a property then the odds are low you will find an agent happy to do that.An example would be showing an agent you have 50,000 cash to put down on a flip and are using hard money for the rest.

So after 4 months on a short sale endeavor I finally got the final word from the lender.