Although there still are deals.At the Roseville Meetup last night (which EVERYONE here should be going to), @David Oldenburg went over some sample deals members of the group were doing and emphasized the point that while deals are on the MLS, you need to approach real estate investing like a business, not a hobby.

I graduated from college with a business degree that had emphasized real estate.  

Could you try taking new photos, add new marketing channels, or better emphasize the benefits of your property in the listing?

assuming you bought it right" (cannot be emphasized too much)!

Here is what I'm planning to do: Make up a presentation folder that shows the financials and condition when you bought the place and the current, improved financials and conditions, emphasizing all of the capital improvements and increased occupancy and gross rents.

But I may not have emphasized the right points in my question.

On the buy-and-hold side, leverage is OK (I emphasize OK) as long as you have low, fixed rates, your property is a mid-rental rate property in a highly desireable area, and you are not so overleveraged that it will be tough to cash flow with some hiccups in the economy.  

I emphasize start with because with enough time and effort, you can accomplish almost anything as proven by many members here on the site.

Any selling should emphasize those.6.

We don't put expiration dates on our preapproval letters, instead we emphasize that it's only as good as that snapshot in time remains accurate.