My name is Charles Duvall a senior graduating from UCF in the Spring with a degree in Finance with an emphasis in Real Estate. 

By default, it will return all sales transacted in the last year (emphasis on the previous 90 days).

Obviously your strategy may not put an emphasis on this metric, as there are other aspects (appreciation, tax benefit, debt pay down) that may be more important to you, but don't lose sight of this one as well in your calculations.Hey Brett, if I understand your numbers correctly 355,000 Purchase price25% down = $88,750Rehab cost = $30,000Total cash invested = $118,750Cash flow = $197 (2394 annually)That's about a 2% cash on cash return. 

Instead of discussing the good & bad  with the seller, they instead may just put a strong emphasis on the negative in hopes the offer is rejected.A better question may be, how could one structure such an offer so that the agent is likely to go in with a positive attitude (despite the offer being for the seller) .Any and all suggestions are appreciated!

The time it did work easily was when the customers uncle was the GC and he was able to get work done inexpensively enough to justify the ARV appraisal (these are pretty hit or miss, emphasis on the miss) and to file all the paperwork correctly and on time.

The emphasis here is on personal relationship and clear, documented communication.

But I've learned the benefits are certainly much greater with a national/global referral network, opportunities to work with other agents and even trade investment deals with that network, now I can learn the commercial side, the ability to build a local team without a broker's license, revenue share is an interesting income stream where you succeed when you help the organiation you build succeed, the ability to earn your cap back as a top producer, etc. 

As an experienced landlord of many years, "she can afford $900" for a house that should rent for $2500 to $3k (1%) is a huge (can I say it with bigger emphasis) HUGE red flag.  

You need to post: LOCATION type, subject unit type, price, mortgage rate you expect, down payment, is there a tenant or is tenant paying, what are market rents, what does your fire hazard insurance agent say is annual cost, what is area/location (repeated for emphasis) what repairs are needed

Rental Debt is estimated at $25 Billion (Source: Stout, a global investment bank/advisor).