Mail people that appear to be in a tight spot - i.e. 90 day notices, unpaid taxes, ect. 

You'll also want to ensure you have a good property manager to look after the upkeep of the property if you are not there to notice anything deteriorating or which may need attention.Creating an LLC in California could cost you a minimum tax of $800 every year.

Yeah I noticed newly accredited investors that make maybe 150k a year when they put in 25k to 50k want to the world.

I have found an off market multi family property I think I could get a good deal but I noticed the quit claim deed when doing research and was wondering what the down sides could be? 

I too have noticed the lower mentions of Atlanta and I am thinking that as prices and rents have stagnated a little bit, everyone wants to look elsewhere.

After closing, you can choose to keep the tenant under your lease or give them notice to vacate.

Qualified Intermediary shall have no obligation to inquire into the truth or evaluate the merits of any statement or representation contained in any notice, document or other communication reasonably believed to be from Exchanger, its officer, attorneys and other representatives.

Now we are going back and raising our rents from 45/55/65 to 55/65/75 by size on older rentals.  80 of the 115 units will get a notice for a $10 per month rate increase. 

In regards to your EMD (from what I've learned so far) If you are within your inspection period still &/0r have some sort of clause in your contract stating ( “buyer has the unrestricted right to terminate contract with a written notice no later than ( inspection period date) than you have proof.

One thing I have noticed is the asking price with it's cap rate, is almost always priced out by the properties POTENTIAL income!