I compare that to what they told me on the phone.Not a snowball's chance in hell would I ever give a key to a total stranger for a copy of a  driver's license or a $20 key deposit or their firstborn.

Just remember that the harder it is for you to reach the owner, the more likely it is that other investors haven't contacted them and you have a chance to get a better deal. 

Because as you mentioned, the cost of construction here being what it is, a bare shell could easily take 100K to complete.Do these investors just have good marketing that generates those kind of deals?

What are the chances of getting my offer accepted for less then the list price.

The more people you have looking whether by sight or ear, the better chance you have finding what you want.

Cool graphics.Purchase price + rehab equaling ARV is not the most favorable but I would still proceed if you are confident about the area, the ability to get good tenants, see a good chance for appreciation, and if you are in for the long haul.

When I am speaking with a lead in Delaware, do I have to disclose I am a realtor in NJ, even though there's no chance I can list their property and am not trained on Delaware State Law??

It's just big enough to be legally a bedroom, so TINY.My question is to those with these 'barely legal' bedrooms, if potential tenants ever take issue with it and you have trouble filling vacancies listing it as a 3br.

The current system is backward; instead of seeking long-term tenants whose rental payments barely cover the mortgage and expenses, you should rent properties short term, charging nightly rates.

However i've picked up several nicer properties and have 6-8 parties per property willing to pay application fees to try and get a chance at the property.