If you're already eyeing a property, nail down the details of that property (deep financials, market opportunity, rental comps, sale comps if you're looking to sell in a few years).

Don't hire someone just because they happen to be standing in front of you claiming to be able to do what you need.If this guy accidentally shoots a nail through his hand, or falls off a ladder, what do you think is going to happen? 

You hit the nail right on the head, you have been living with roommates, so keep it up and collect even more rent.

@Nick B. pretty much nailed it.

I told her this single sentence thing doesn't address the possible existence of a lease, and to cancel the inspection, I'm not moving forward at all until this is nailed down in writing.

Matt nailed it.

ONLY postcards NO letters.No mailing list to buy, but no names or addresses on the postcard either.When the post office first came out with this, the list industry thought that this was the nail on the coffin after email.

Now they might argue their tenants stay for many years so vacancy is almost nonexistent, but I am skeptical of this kind of thing.Is there any major metro in the country that is not a Detroit or Chicago where 10+ cap on a C level duplex or something is achievable?

I have nailed down a 63 unit mobile home park with excellent cap rate to purchase and have a letter of intent with the owner with a purchase price of $750,000.  

Bart, you pretty much nailed my flip trepidations, over budget, and taking too much time.