Also, if I haven't gotten their attention, as one mentor has pointed out to me, I don't want to force them into it, I want them to be 100% on board and confident, so how do I make them feel that way and grab their attention from the first call/open house/ mailing/ or which ever mode of approach I end up going with.Once again you guys are awesome and have helped so much.

The key is in saving early on and reinvesting heavily over the long haul.

I had previous told them I will meet them on the evening of Jan 3 to give them the keys.

You might call that agent's broker to ask about a better contract, I'd bet a multi is available through the Board of Realtors, if that broker doesn't usually have such business he may not stock 500 copies for the agents.I agree with Ned, begin with a basic meeting of the minds with the seller before sinking money into deeper negotiations and due diligence.$2500 may be steep for a boilerplate contract, but if he's representing you, doing the contract and taking you to closing (not closing but getting you there) that's cheap.

Consider Lowell as an opportunity.Check out the Start Here page http://www.biggerpockets.com/starthereCheck out BiggerPockets Ultimate Beginner's Guide - A fantastic free book that walks through many of the key topics of real estate investing.Check out the free BiggerPockets Podcast - A weekly podcast with interviews and a ton of great advice.

I want to complain to the Ca. board of Realtors regarding Homeowner , listing agent, and broker.

Most of my turn key guys that tried rental Guarantees and maintenance ended up not liking it.

You have multiple choices.But a key question is "is there a mortgage on the property".

The key is to be consistent about it and make offers everday.

Generally, a stay will be obtained and you can the continue with a FC, it's also a good time to show that there is no equity beyond the exemption, offer a tad bit for the keys and take a deed in lieu if that is appropriate. :)