We don't want to compete with numerous offers and aren't afraid to take on a rehab project. 

In the wholesaling / off-market business its all about quantity, contacting as many people as possible to get as many leads as possible.

I believe the "duty to mitigate damages" came from the common law and has later been opined and upheld in numerous Supreme Court cases.  

On the MLS look at local rentals and maybe reach out to another agent that has numerous listings and ask them for feedback.

There are numerous resources you can check out on the topic.

We made numerous mistakes but the property still has about a $400 a month cash-flow.Since I discovered Bigger Pockets, I'm absolutely obsessed with real estate investing. 

Basically the price of an RE market is based on numerous parameters two of the largest being perceived risk and perceived appreciation (property and rent appreciation).Your first investment has been outstanding. 

After I bought the property, I removed (without filing for a permit) 2 large pine trees that were growing extremely close to the property (like: trunks being 6 inches from touching the house - dropping huge quantities of needles and branches on the roof and doing who knows what damage to the foundation).  

Become a known quantity and "part" of the community you're looking to buy in.2) Most of the best land deals are pocket listings, IE they never hit the MLS or other website.

This tenant's dog has "escaped" from the home numerous times.