If you do, AND you are paying utilities, make sure those are energy-efficient appliances.

Hi, so I started with a buyers agent but I’m very efficient and finding the deals myself and also finding at times they’ll say they’ll ask the seller something but then text a few days later, “Just asked the seller [insert].

I believe what we will do is use an ultra efficient ducted heat pump system with dual fuel capabilities, so that it will use the heat pump a majority of the time and switch over to using the gas furnace for when it can't keep up.If you have some trusted HVAC subcontractors I would love their contact info.

I wouldn't put so much work into convincing them their bid is too high, put that energy into finding a better management firm.   

Improve Efficiency – By classifying and identifying the various components of your property, a cost segregation study can help you maintain and manage the property more effectively in the long run.

(biggerpockets.com)Energy efficiencies in the building: Environmentally Friendly Tax Credits for Your Property (biggerpockets.com)Federal and state grants: Real Estate Grants (biggerpockets.com)On top of the benefits noted above, here are some added tax benefits from a cost segregation study: Added Tax Benefits of Cost Segregation (biggerpockets.com)Have you utilized a cost segregation study for any of these added benefits?

To answer your question (which is a good one), I am trying to make my searches efficient. 

Im down to put the work in but want to know 2 things...what would be the most efficient and effective way to use my time to get houses under contracts and to close deals.

There are several good ones out there who are pretty efficient, look for online reviews and reach out to other investors on bigger pockets to see what they recommend.   

I'm just really frugal and really efficient in the way I plan, shop, and execute.