@Michael Plante thanks.

there really are no magic tips. the only thing you can do is (yes the love letter) and try to clean up the terms - short inspection and loan contingencies. have strong relationship with their lender and see if the lender would be willing, if necessary to talk with the listing agent to address any concerns the listing agent has regarding financing.i have a new listing that needed some sprucing - i went to target and bought some things (which I will return) to tart up the bathrooms, kitchen and living room - plants, kitchen stuff, towels, pillows for the couch, etc...

I want to plant that seed in their mind for when they have a property to get rid of, they can seek my guidance or assistance - whether I buy it or not. 

@Ryan Schrope You want to plant a tree and grow roots before even considering REI.

@Michael Plante as i mentioned in response above, no one said anything before the job or as started.

Some of the plaster walls are heavily textured which would create additional challenges in trying to match.

Some of the plaster walls are heavily textured which would create additional challenges in trying to match.

So as long as Austin has areas within 30 to 40 minutes of the plant that can be bought for 250 to 300k ( and i know prop tax's are a major impediment to DTI ) although offset with no income tax so i get that.  

I agree @Michael Plante. 

@Michael Plante purchase price was somewhere between 100,000 and 300,000 each