When you buy in the two above markets, tenants you attract are decent and a good PM should screen out the remaining bad apples while ensuring no issues go too long w/o being resolved ensuring good cash flows.I have been cultivating relationships with PMs, rehabbers, and realtors.

In this regard, they're a bit of an investment strategist as it pertains to this particular asset class.Now, to be fair, there are lots of small operators that don't do a lot of traveling, although virtually all are cultivating the international buyers these days.

.: Read every real estate book I can get my hands on, listened to self development & goal setting audiotapes (Brian Tracy specifically), and spending time here on the forums.I believe it you have to develop a burning desire to succeed in this business, and there are ways to cultivate that with goal setting, affirmations and reading/learning about the principles of success.

Cultivate relationships with investors who appreciate and respect what you bring to the table.

Maybe you already do that which is why you sell so many properties.Chris I would not buy a property you are correct.Not because I do not think you or your company is credible.It is because I live in Georgia and not California or New York etc. and deals are plentiful here especially since I am a commercial broker with a vast network of property owners to find deals.So I can spend years in my own back yard cultivating awesome returns but I understand why buyers in other areas where margins are super low would look to other states for yield margins.Right now I am going after more apartments in my area and really hyper focusing on that.I do not want to own houses spread out all over the place.It is just not my investment niche I like or am comfortable with.I do think your site looks credible and look forward to seeing the new site.All the best.

The areas that experienced the largest property value drops (and thus have the greatest deals now) are the areas where the local banks have been burned the worst, and these banks are under pressure from their regulators and their own Boards, and have either completely withdrawn from investment property lending, or are severely limiting it.You would also be well-served to cultivate some private lenders, and disintermediate the banks out of the picture, as they're just a PITA.

If he did stiff you, he would know that you would never again bring him a good deal like that, so he will want to cultivate you as a bird dog.

Or, do you cultivate them from first time buyers as well.

They just keep buying creatively, they cultivate private sources of money or they start using commercial lending.You are never going to build a decent portfolio of properties with conventional residential loans.

I'm cultivating relationships with brokers.