Follow Baron Rothschild's basic advise in all your investments: " When there is blood in the streets, then buy."

The other day, I was driving to MIL's house to drop off the kiddies, and there it was...the worst house in the best neighborhood that you always hear about. 

So getting an agent to send you MLS properties is likely not going to get you anywhere.What you do basically is know a good area to invest and send letters to the owners of those properties.

Both are great programs and your overall credit profile would be a large driving factor as to the better fitting program. 

I live in Burlington Washington but am willing to drive to meet people. 

Drive around the area and you’ll see that Builders are no longer building anymore.

I know Evolve comes up high in google rankings but I find them pretty basic and hardly on-time. 

Not just drive by. 

They did a drive by appraisal(realtor opinion) and that was it.  

But, the closing attorneys can show you the loophole where you basically assign the contract to someone else, or do a dual closing.