You really need to put in the time to solve this problem effectively.

How do they know their investment will not be wasted?

@Tom SaharThere are always deals to be found, but the effectiveness of your marketing techniques determines your success rate.

I am won't buy anything this year but rather next year so I am wondering if it makes sense to approach an agent or a lender months in advance, weeks in advance or only when I really already saw something I want to buy.I don't want to waste anybody's time and I am not yet sure what the best course is.

My first thought was an extensive TI package that was effectively financed into the rent.   

Connecting with contractors, property managers, and other investors has been invaluable in helping me learn from their experiences and navigate challenges more effectively.

The key is to be detailed and consistent in your logging.For our clients, we provide a custom spreadsheet to help track activities more effectively.

If you use any of the major mailhouse services, like Yellow Letter HQ (a service I can personally vouch for), they offer a variety of templates and even provide text suggestions.A smart way to analyze this strategy is by observing people in your local market who use mailers and identifying what works or doesn’t work for them.The simplest and most effective way to test this approach is to pull a hyper-targeted list of distressed homeowners and run a small-budget mailer campaign.Hope this helps!

The number one benefit for a high income earner that invests in long-term investments is that the depreciation will shield your rental income from your effective tax rate.if you are a high income earner, you are likely around the 35% federal tax bracket and another 5-10% tax bracket if you are in a state with a taxInterest income will be taxed at potentially 45% + 3.8% net investment income taxDividend income will be taxed at potentially 30% + 3.8% net investment income taxRental income potentially at 0%I think a lot of people get disappointed that their tax burden doesn't decrease.It can potentially decrease but it will require proper planning along with some level of participation with the real estate.

When I give them scenarios, are they trying to do whatever it takes to push it in or do they give me several follow up questions to make sure we aren't wasting time?