In an earlier post, you wrote about retail flips:
> You'll only make about the same as an agent

And this is because the small discount a FSBO will be willing to take will be roughly what an agent gets, right? I suppose you are right about this: the number of home owners who find themselves in a situation in which it is actually necessary to sell their perfectly good home for 60 or 70 cents on the dollar is rare. As such, it seems that being a "retail flipper" is silly. You'd be better off as an agent! As a retail flipper you are risking your earnest money plus your time and advertising costs. An agent only risks his time and adverstising costs. Plus an agent has the MLS and has a ton of other agents who'd love to sell the listing. Finally, if an agent is wrong about the market value of a property he just advises his client to lower the price and still get's his 6%. In contrast, if a retail flipper is wrong about the market value he's left with a purchase agreement that he can't assign and therefore loses his earnest money or damages his credibility by weasiling out of the purchase. Have I missed anything here? If not, I don't think I want to go this route.

With wholesale flipping, there is:
1) Little risk
2) Little work
3) Little money (comparitively - which is OK with me at this point)

I have already changed my ads to:
We Buy TRASHED Houses!
Rundown? Grow-op? Bad tenants?
Call Scott @ ...

Plus, I think I will pursue sending post cards to targetted lists (landlords going through evictions, etc.) By the way, are pending, in-process, or recent evictions listed publicly somewher?

Another option is the installment sale/lease option strategy. I am re-examining this becaue it seems to offer:
1) Medium risks
2) High rewards (much more than an agent)

As always, everyone's thoughts are appreciated.

Scotty