I can give you a list of things to change that should instantly increase conversion rate!

Instant Guaranteed Approval.

Thankful the market slowed down enough that we were able to create some instant equity in the home!

Depending on the house as soon as you open walls everything can change in a instant .As far as contractors running around giving quotes on a house you dont own , be straight with them and dont expect a free quote , Ask them how much they will charge and be glad to pay , you are getting an education .

Houses are gone instantly (unless they are priced bad or have problems) when they hit the market, everyone is griping that there is nowhere to rent except apartments (and they are right.) .

Also frankly any place fairly close to Waltham will be the most competitive of the whole range you are looking at so, while a good deal will sell instantly, it will be that much harder to find a deal starting out.I think you are on the right track with the Nashua area.  

There are times that I don't replace missing screens in AZ but if a tenant asks for them I do it instantly.

I can see instantly they don't know real estate, they followed the jump right in crowd eager to make money following some guru or simple step by step program and they walk away not knowing anything really, they are stuck in the beginning.

I have looked online for "free instant POF letters", but they do not lend in Nevada.Has anyone else gone through this?

I realize that including the commission may be counter-intuitive financially since I'll now have to pay income tax on that amount, but it does allow me to get some instant cash that I can use to hold in reserves, perform repairs, or start paying down the HELOC I used for the down payment.