There are numerous cariable that affect whether you can find them in any given city and they range from tax rates, prices for property, affordable property management, and whether you're market rents are commensurate.I don't think you're running your numbers too conservatively though.

Although my dad was involved in numerous real estate investments, nothing rubbed off on me except the desire to do it.

Note that not all lawyers will practice the type of law that could lead to a solid flow of business.If the rewards exceed the costs then it is work marketing to them.

I have done many deals that individually provided rewards greater than $4,000.

You'll have to come to terms with forgoing some of your profits---you'll need to quantify the rewards/risks for taking this approach.

Have to have enough money to handle the swings when the gamblers actually win, too.There are numerous empty ones here in CO.

The longer it takes and the more it costs the better they do.Consider a mixed model where they get a fair reward for on-time and on-budget but they get more for doing better than that.

Better known as seasoning requirements; each bank treats this differently.Yea I've heard this before numerous times.

Recently with the massive interest in REI, I've seen numerous ads locally for "property locators" that directs you to a website form to "register" and then submit properties.

If you believe that one agent isn't up to par, fire him and get another one - but don't lead him to believe that his hard work is going to be rewarded when there is the strong possibility that it won't.