Is there a reason you’re selling that’s non-negotiable?

There's a reason that people try to buy properties off-market and that is because you can find sellers who care more about terms than maximizing returns.So start with a conversation: you already presumably have some rapport since it's your landlord and you've spoken before.

Starting to get competitive though for investment properties because of that reason you have more and more people entering the market from out of state.

We all have a common reason for being in the room or on the online call. 

There are many reasons but near the top of the list is their cost versus the value add. 

I live in the Washington DC area..the HOA/condo fees are pretty reasonable and the insurance doesn’t have the embedded risk as Florida (I don’t believe)

No reason to waste your time chasing the former PM around.

I love being on the other side charging everything possible on a credit card but there’s no reason to accept them.

If I can pay the repairs with cash any reason not to do that?

The bad ones will want 50% upfront, you'll have to plead for update pics, they'll find reasons to increase their initial bids (multiple times) and will want final payment before meeting you for final walk-thru.Many investor-friendly agents have NEVER owned a rental, so you can't really rely on their advice.