I've been in the reading and research phase for a while now and have just begun networking and taking concrete steps in the past few months.

Of course the first prospective tenant I ever met in my not yet begun REI career meets none of the established guidelines!

If the seller responds with a counter, negotiations have begun.  

I have had the same experience as you but am a little further along the research process and have begun executing.

Which is virtually all it has been to date, as far as I can tell.I don't care to wager the likelihood of his proposal actually seeing the light of day, as I don't believe our legislative branch has even begun to take this on.

Hi there,I have begun my direct mail campaign to the Tacoma/Lakewood area of Washington and have been in contact with a few potential sellers. 

I've begun looking at 5+ unit multis as a first venture into REI, but the couple of brokers I've spoken with over the phone seemed turned off (maybe appropriately so) when I told them I'm looking for my first deal.

And due to the rising contractor costs and lack of affordable GC's in our area, we had begun GC'ing our own jobs.  

I have begun reading books, listening to the BP podcasts and studying the niche of Buy/Hold rental properties.

I'm sure I'm starting to annoy some of my family as well, and I've only just begun!