Hindsight Critique•Continue to build relationships to increase deal flow•Property manager (Mercer Hughes) is critical to completing renovations and quick tenant placement•Continue to build relationships with private lenders and personal investors•Have cash available to make quick competitive offers Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Also, consider the impact on your liquidity—ensure you won’t need that cash elsewhere during the project.Off-Market Deals: These can offer better margins.

If rates come down at all I predict we’ll be back in a strong sellers market (competitive offers, steep appreciation etc) because inventory is still low. 

To me, signing a broad exclusivity agreement kills your bubble; you're now cut off from every other agent's network.Of course, it has to be worth the agent's while to bring you a deal over someone else, so try and offer something of value like a finder's fee or, if you're flipping, the right to list the renovated house with the agent. 

Quote from @Miguel Del Mazo: Nick and Nicole are offering great advice. 

Might it be smarter to offer a slightly lower monthly rent in exchange for a tenant who feels more content.

Facebook has nothing to offer new investors at all, it's Facebook.

We offer 80% cash out depending on the state the property is located.

Many other investors offer the same deal and it doesn't cost any upfront monies whatsoever.

It Could help your offer though if the seller thinks he might have difficulty in identifying his replacement property within 45 days (he has 180 days to actually close on it) And it’s okay with you....you could offer to delay your closing for up to 30 days or so, to help him have more time in identifying his replacement property.