I am very patiently waiting for an environment of 7% rate+7% unemployment to resume RE investing...If anyone thinks we will be forever 4% rare +4% unemployment, he is seriously kidding himself...

I rehabbed my duplex so had a small resume but it still was a risk for the investor.

A nuclear war or massive pandemic or some other apocalyptic event might change that, but in that case all bets are off anyway.

You're both right but they have a standing army, nuclear weapons, and lots of lawyers. 

It feels a lot better when a tenant calls about a problem and I can text my handyman to handle it, send him his fee through PayPal and resume my vacation minutes later.  

They can live through extreme cold and heat, they would probably survive a nuclear holocaust.

Anytime I have approached a lender i bring a packet with my Balance sheet, PandL statements, a brief bio/resume, and supporting HUDs to show that I mean business.Ultimately look at it like this, if were approached by somebody saying i want you to invest 70% of the startup capital in my business what would you want to see?

@Jason Ridout,As a realtor, image is incredibly important-- so yes, buy the $75 shirt, get the fancier car, you're essentially putting your resume of how successful you are each day.   

PS: we cashed out all of our properties and LOC to prepare for the nuclear winter.

Then if your price is far, yet you feel you still would want property and that you've done a great analysis - then I would approach broker to let him know you like the deal - yet are unable to make the whisper price work,  explain that you do not want to insult the seller or the broker ( as you are building these relationships) The selling Broker may give you some words of wisdom to win the deal, as they have undisclosed info.When you make your offer always include your resume and maybe your story on why you want this property and why you are a good fit.