He actually sings in a local cover band, horribly, but they're fun. 

They were followed by other out of area investors then the Off shore investors started getting marketed to and you have seen a big influx of AU GB CA CH SING  those folks invest turn key.

Every market has a different strategy such as: mailings, banded sings, and phone calls.

I was trying to describe the difference between Actual and Projected income from the property.In my current market, if the broker came with a property with an actual GRM of 12, but a reason he thinks income could rise so it'd be closer to a GRM of 10 within 12 months, I'm interested.You and I sing the same song on evaluating properties in this thread and others - I think the main point is that CAP rate is not a measure of whether something is a good investment.  

The tenant just recently singed their second year long lease.

This is for sing family.  

Configuration - Singe story, two story, number of bedrooms, etc.

I can't speak to why a seller would sing a three year option.

All my deals are from bandit sings here in Houston.

Remember however he works for you, and if he is not satisfying you for some reason then you do have the right to get rid of him if you have not singed anything (this is only a question of relationship management, and personal ethics)