I just finished another course that I bought for 97 bucks on how to find motivated buyers. I am certainly all about finding buyers for my real estate deals, and I also purchased thousands of dollars worth of courses over the past year or so. So I went through the whole thing and it was all nice and had a bunch of videos. And after going through all of it, I have to say only that it was all nice and had a bunch of videos. Completely worthless when it comes to really selling houses in today’s market.

Like many other courses, the guys who are selling this information on the Internet are not making money doing Real Estate. They are making big money selling old information on selling houses in an up market. This particular guy did talk about selling houses in a down market, but everything in his course was actually about what used to work when the market was booming.

Not one technique that I have used to sell over 70 properties in the first 7 months of this year was covered in the course. I won’t mention the name of the course, but I will say it had to do with finding all the motivated buyers for your real estate deals. So if you come across a course for 97 bucks with that headline Save time and money, it definitely was not worth it.

So my point is: just be careful what you buy online. Especially when it is dealing with real estate education. Most of it is just re-hashed basic concepts with no meat.

Well, when I buy and go through a course, I never ask for my money back. I just move on and try something else, and always try to get something out of it. And, honestly, what I got out of this course was confidence. Yes, confidence that what I am doing online with my new Web site www.howtofindthebuyers.com is something totally different. What I provide is blunt and straightforward, techniques that can help you in your real estate investing in the market in 2008.

Sometimes when someone sees the offer on my site and does not buy, I kind of feel like, maybe, my stuff is not worth it. But after wasting a lot of money on a bunch of courses, I know that those who didn’t join my seminar are truly missing out. I am confident that my system and my teaching will help people change their lives.

Lets face it. Everything is done online now. That is just the way of the world. There are more houses sold online now than any other way. Realtors and Investors have figured this out.

If you are an investor and have not yet learned the on-line marketing techniques, then you are missing out on huge profit.

I know you want to stick with what is already working for you, but you just have to find at least a few hours a week to learn on-line marketing techniques you will use to buy and sell your deals.

If you devote a few hours to this and get the right direction and education, I know that you will grow your business and make more money. It is totally worth all the time that you spend learning and building a presence on line.

If you want to run with the big dawgs in real estate and make your life easier, make sure to get a presence online. You won’t regret it.

I talk to many investors who started in Real Estate with the goal of buying and selling houses, but they ended up being landlords – and they hated it. I personally love rental houses and own a lot of them, but these sad stories led me nevertheless to focus on finding buyers.

I had the same experience when I ended up having to get a loan to buy a house I put under contract but was not able to sell.

Fortunately, I had a mentor who told me to forget everything I have learned about real estate and who taught me a new way of investing – finding out what investors wanted and not what I thought they should have.

If you do real estate investing full time, not as a hobby that you get in and do on the side, it is a serious job. Yes, you can flip houses and make a bunch of money like you see on TV, but the TV shows, in my opinion, are dramatized crap that does more harm than good. They make people think they can go out and get a junker property, put a bunch of money in it, and sell it really fast and make a killing.

Well, lets get real. In the real world you will quickly find out that most of the time it does not work like that. You have to really know what is going to sell before you make a big decision to put time and money in the deal.

For that you will have to find the buyers and ask them what they want. It can be an easy process if you set up a system that does it automatically. Learn the secret that most the gurus don’t tell you – how to find out what will sell before you buy.

There are times in your life when you have to make decisions that others may question in order to change your future.

That is the case with investors who would want to build a rental portfolio or invest in real estate but their market is so crazy that a 2/1 shack is 200k or the taxes are so high that they cannot get a positive cash flow. So what can you do?

Find properties in another area, even another state, that are affordable and give you positive cash flow.

Yes, there are plenty of those areas that the news never talks about because they don’t have 50 percent appreciation in a year. They just steadily grow at a measly 3 to 5 percent, but guess what When the Bubble burst they also didn’t have 50% depreciation in a year. In fact, they just hang out and many people just don’t even notice.

So what are the keys to finding a stable area that won’t blow up or down? Here are 7 steps to finding out your area properties to invest in.

1. Look for areas that have a strong rental market. Meaning an area where a good majority of houses are owned by investors who are renting property. This will tell you that the taxes are low and the rent rates are high enough to attract investors who want cash flow.

2. Find out where other out of state investors are buying in. Google is one way that comes to mind. Craigslist.com is also a very good source. In fact I think it is one of the best sources to find great deals.

3. When you found the area, talk to people there about the markets overall appreciation. Find a market that is simply boring, one where no one really understood all of the hype about the real estate bubble because it wasn’t happening there.

4. Once you find the area that other out of state buyers are buying in then the work begins. You are not there, so someone will have to do your legwork. What is the best way to find the local deals? Find the local wholesaler!

5. Like a spy would find out intelligence. They go to the guy who is connected and who is the big dog dealer around and try to get them on your side. That is what you do to find the best deals in the area.

6. Find out who are the hard moneylenders in the area. They will be friendly with the local wholesalers. Find the moneylenders, and you will find the best deal finders. They will be the ones finding deals and bringing buyers who need to borrow the money. Easy – just like a spy!

7. Talk to the wholesaler in your area. It’s less work and much easier than working with realtors. Be sure to do some checking and asking around, make sure he or she is the big dog, so to speak. They run the volume-based business so they mark the deals up just a few thousand and move them so they can keep buying more properties. Besides, the local wholesaler is going to snatch all the best deals up anyway because they are going to have all the relationships with the realtors anyway and get 1st call on the deals.

In general, for the work the local wholesalers do – looking at hundreds of houses and making hundreds of offers to get their deals – they are more than worth the measly mark up they make. Let them find you the best property mangers and contractors, let them find you quality properties faster, let them help you achieve your investing goals.

Then what? You ask. Get to work and do some deals, build your cash flow and take charge of your future. Be Bold and Courageous, you won’t regret it!

When I was starting out without any money, this is what I did.

Well, if you don’t know anything about wholesaling real estate and have no money to invest, you will need to have a job and get to work to make some cash so you can live, and then work to build into full time real estate.

What I would recommend is to start talking to real estate investors in your area. Find your real estate clubs and then start networking and meeting them. Be very bold and tell people you are new and eager to learn and help. Start asking each investor you come in contact with this question “Is there any way we can do some business together real fast?” Then shut up and see what they say. Most will say yes. Then push the conversation and see how you can help the investor either buy properties or sell and make a little money.

See, the key when you first start is not really doing your first deal – it is the learning process and the only way to learn is to “Jump in amongst it”. If you will ask this question to every investor you meet, sooner or later you are going to meet someone that you will be able to help and you will be able to learn the game from.

This is the key: once you start, you will soon find a way to flip your first deal. Either you will meet sellers or you will meet buyers through connections that you make. It is very easy – and cost nothing but time.

This is how I met a lot of my mentors in the business. As I was doing that I was developing the skills I needed to get into the business full time.