I know they look like horses but having had two of them in my life I will testify that they're among the lazier of dogs, relatively speaking.

Looks like you are putting the cart before the horse.

But, they are the best ones to negotiate with; after the banks get off of their high horse when they are first listed.Don

This whole deal first or buyers list first debate has been a dead horse that's been beaten too many times that it's decomposed already.

Ok Tom, so I fell off the map for a little bit but I got back on the horse and I am at it again.

Curt has some good points... talk to someone who has owned one of these for 24 months. and rental guarantee's ( have led many a company down the tube financially) I personally know of 3.. that went under trying to guarantee rents and actually honored the guarantee's..others like Richard Mentioned are out their and they are to be avoided as well... shop to you drop... talk to the horses mouth and choose the high end of the spectrum reality is very few rentals no matter were they are at do much better than 8 to 9% caps.. and you can get that close to home you may want to start there first. then work your way out to other areas..

I have an idea of what an investor may be looking for in a deal but I will like to hear from the horses mouth exactly how to identify a good deal for the investor and myself. 

I do tend to put the cart before the horse sometimes.

Are you a carriage before horse person?

Typically it is a niche property(eg. horse property, rural, etc.) or about 90% of the time it is priced to high.