It's the skin in the game that should attract the serious.

By identifying that you are looking to invest $1Mil, your post is going to attract a lot of natural attention.Are you looking to do commercial or residential?

Default provisions may be designed by state law, but many times, providing a deed-in-lieu-of-foreclosure (quit claim deed) held in escrow to be filed after thirty consecutive days of default in payment can be something that makes it more attractive to a seller and can be a trade-off for a lower rate or less in the down payment.And, in the pre-payment realm, having a penalty equal to the tax liability (especially in the even of default) can be an issue.

I'm not going into all that again, but the point being is that the price you offer the property for could be attractive to a wholesaler or a homebuyer, who cares what your buyer does with it, you just want it gone and find a price that works to accomplish that.You could go directly to your known investors or flippers, as I did, you can go to agents and pay the commission at the sale or upon the sale of the option and you can find a homeowner wanting a great deal too.

Remember, ugly units attract ugly tenants.

Otherwise, I could spend thousands of dollars in inspections and not have a deal.I too use the state contract for purchases in most cases.To comment on what Jon stated, calling FSBOS is one thing, attracting motivated sellers through bandit signs and other marketing means is a different animal.

I guess for me personally, it would really have to be an attractive deal.

An investor getting owner finance from a bank owned property or a regular seller might be happy with a 10 cap.So the deal you create and value is relative to what's at stake for the parties involved.If I have 1 million and I can owner finance for a 10 CAP with 100,000 down and then leverage into 9 other deals I might find that more attractive than a 14 cap all in on one deal.I think we are years and years away from a recovery.I think some will wait on the election in 2012 and who becomes president to see where the next 4 years of policy will be heading.Big national banks can take the write downs and sell the properties.I have had better luck with national than with the local banks.Just my .02

They typically have cheaper rents yet still offer some attractiveness to tenants.Good Luck!

I've experimented a little with adwords in attracting buyers and sellers.