Some cleaners provide a full service (i.e. maintenance, bring the towels/linens, shampoos, cleaning supplies, etc.), while others just bring their two hands. 

@Patrick Boutin, if you become pre-approved for $400k (per your example), @Chris Mason was implying that you should aim for your PURCHASE price to be about half of that (so as to give you LOTS of "wiggle room" for the rehab costs that you're asking about).A healthy rehab budget can be your best ticket to (cleverly) add a LOT more value to a distressed property than the rehab actually costs.

I have been through the Clever Investor First Million in Real Estate training and it has been awesome, just need to learn the ins and outs for the Memphis area.  

Also, we have this unit still fully furnished and equipped right down to the linens.

Large master suite, wood look floors, two closets (one being a large walk in), tile master bath with granite counter tops, linen closet, large garden tub, spacious walk in shower.

But very clever thought!

A lot of properties get bought before they even get listed, and listed properties often don't last on the MLS more than a few hours before getting taken.It's definitely doable, just have to be clever!

its just the luck of the draw each investor targets basically the same inventory garnered by the same lists.and the verbiage is just some different clever versions of what you wrote.. its simply a numbers game most of the folks that I know that actually make a living with this spend 10 to 50k a month minimum on various forms of direct mail.. 

Accurately describes a (typically) long-term approach to clever investment in real estate, focusing on good cash flow, combined with a non-real estate investment strategy (= never put all your eggs in one basket = diversification), while at the same time already picturing a clever (i.e. primarily "tax cheap") exit strategy for the investment properties.

What clever things could I put on my bandit signs and business cards instead of the standard and generic "we buy houses"?