A cookie cutter builder would not suffice.

Half the cookie is better then no cookie at all you know.

Is not a cookie cutter, you will have good reliable tenants, and sometimes you just don't. 

They were side by side cookie cutter homes. 

I do tailgates; send cookies before finals; etc. 

(Be very clear here... this does not include cookie cutter homes in the suburbs where those big juicy commission are hiding) This one gets the conversation started and gives you an opportunity to see if the agent can talk the talk and back it up.

some cookies and a bottle of wine!

Buy and hold for appreciation and rental return of a few hundred is my strategy here, then cookie cut.I'm trying to expand but the cash flow numbers here and in the out skirts aren't positive either.I'm looking at AZ but honestly am not sure which city to start in so I can start analyzing properties.Any help advice, please!

Then he went out and moved my stuff from the storage unit into my side of the duplex, installed blinds for me on both sides (he didn't trust a tenant to do it, probably smart), then walked both sides and found a few issues and put a work order in for me (small cosmetic stuff), and then he mailed me the keys and closing documents in a box with a bunch of my mom's homemade cookies.

While this works for experienced and knowledgeable investors in cookie cutter residential SFR, not so much in land and commercial property.