As a fairly new investor (three years in the business) one thing sticks out to me more so than others. Marketing. Oh yeah, without it you're sunk. Whether you have money to spare or you take advantage of the free advertising on the internet, you have to get exposure.

For sale ads, whether you have a property for sale or not, are vital. I have built my buyers list this way. You have to learn to have conversations with people who will invaribly call you about your "property." So when they ask about the property, you can say that one is currently not available (technically it isn't). Use that call for probing. Ask what are they looking for. Is this a one time purchase? Details, details, details. Write these down and keep a spreadsheet of buyers. Then when you come across good deals you have a list to promote it. Some will be investors, some will be rehabbers, others one time buyers. But you have to do the leg work first.

This is crucial for me at this time. It has helped me to close the deals and of course, I learn more each time on what I want under contract or option to purchase. Without "getting it out there" I wouldn't know where to go with a "deal" I sure don't want to buy them all myself.

Have fun with it.