How do you approach the listing agent without representation?

If you want more so a hands off approach find a younger hungry agent and offer him more than 6%.

I usually work through a similar approach as Mat, but I like to know your WHY and your motivation to invest, especially here in Nashville.  

Like most of you I am looking at REI with a multifaceted approach.

@JD MartinYep, I focus hard on the heavy-duty approach with a 4-inch razor scraper.

(I did sell the Duplex off-market - but there the buyers did most of the work and I basically just had the attorney review everything)Before I approach the ownership,  I'd like the chance though to talk with somebody who has gone through this process for small commercial scale multifamily properties (5-12 units) on their own.   

I don't own anything yet in CA as yet so 1031 won't be a problem I guess.My investment goal and approach is geared more towards cash flow and don't want to rely on appreciation in markets such as ca where prices are already overblown.

Your interest rate is probably a bit low for a non-owner occupied property.If your ARV and reno numbers are solid, I would approach this as a BRRRR.

The stock market took a big hit last week.We are all RE investors but many of us also invest in the market.Personally I use a set it and forget it approach - monthly auto deposits into 2 accounts: an IRA and a 529 (both Vanguard).However I do like to do some extra buying when I think the market makes a temporary yet significant drop.So is now a good time to pump some extra money in?

With  your help these figures will give me a realistic estimate of the costs and how to approach them intelligently.