I also don't like that there's a lot of new construction close by; this is your competition, and guess who wins...

I am the winning bidder at auction.

I am looking for a real estate agent in Long Island that I can connect with and build a "win win" relationship. 

When exchanging things going down in value for things going up in value, you win.

We'll call this "The Obvious One" in honor of Josh and Brandon's "Famous Four."

Make sure is a win for everyone involved in deal.

To your successJosh  I agree with Josh, your job is not to break even, your job is to profit, so work out a win win so that you can profit

If someone commits fraud, you can go after them in court, but these days, unless you can supply proof that they intentionally deceived you, it's unlikely you're going to win.

You need to understand it as well as you can and as closely as if you had done dozens of deals yourself as possible.You have to develop high levels of conviction that this is the business for you and that your deals are a win for everyone and then be able to intelligently explain all of the details of a potential deal to your would be investor. 

If it isn't a win x3+ for everyone involved on some level/s (82% of potential buyers currently can't 'qualify' for a mortgage, while MILLIONS of properties STILL wouldn't cover the +/- 15% (assuming no serious repairs, etc.) to hire a brokerage, cover 'buyer concessions,' closing costs, etc., etc.) then WHY do, a deal???