after a little analysis paralysis, a little disappointment, and a lot of searching, I think I'm finally ready to get my first rental property.

So building that 'retail buyers' list' is a bit more of the double edged sword, because yes, you are going to disappoint them when they call, but you have someone on the line who can give you their criteria and then you can go find it for them, and if you keep using the same ad, they aren't going to call back on the same ad, after they've spoken to you.

I'd have been disappointed to show up the first day & him not be there.

I told my sister that the real estate investors on BiggerPockets would come through with some really good information, and you guys didn't disappoint!

If you check this out be aware that it takes a little while for it to load so wait 60 seconds or so and you will see some really disappointing numbers.http://www.usdebtclock.org

Rather than feel disappointed that we didn't reach out goal of 150 I am glad we were shooting for that or we probably wouldn't have focused as much as we did on direct sellers, and thus purchased far less.  

You won't be disappointed. 

I did attempt outsourcing the filling of the vacancy and to say I was disappointed would be a huge understatement.To sum up my thoughts, I think the areas that aren't great but aren't scary (war zone) are a good place to start and build some experience/cash and then explore elsewhere if it isn't your cup of tea. 

Every time i work the numbers like @Ali Boone i just shake my head in disappointment. 

Act like a disappointed dad -- don't get angry, don't threaten, etc.