I have seen new agents get some solid leads by offering to sit in open houses for agents that have a ton of listings.

If you try to find the perfect cash-flowing 3-4 unit you'll be searching for ages or living in some rougher areas. 

And when you get into 5 to roughly 15ish units, you start to hit lending pros and cons too, but then get better terms over $1mm loan balance.SFRs:- Tenant takes care of landscaping, typically- Often get higher rent per unit, assuming similar size, quality and areas- Tenants often stay longer- If owned in personal name, better financing options through Fannie/FreddieMulti:- Depending on size (meaning larger better) economies of scale- Again, if large enough, better ability to drive value through operations- Scale portfolio faster through more units coming in at one time- Revenue diversification through multi-units and no "all or nothing" occupancy like SFR- If under 4 units and titled in name, still available for agency debt- If owned through LLC, and large enough, can be easier to finance and doesn't show on your credit report- Typically once over $1mm loan balance, non-recourse debt is available, with bad boy carveouts

I've been working some deals in Capitol Heights and Seat pleasant that are bank owned and between the agents and banks i don't know if they're just plain stupid or have no idea waht the comps are.............with that being said, personally i wouldn't deal with that agent. find one that' investor friendly and will submit the offers for you. that agent has ZERO say so over your offer. if a contract is submitted she must by law, present it to the bank. it's up to them whether they accept it or not.nowadays i don't even deal with REO. i like dealing directly with homeowners as banks are too unrealistic. with their price expectations. if you need recommendations for agents in that area pm me.

It's a challenging question to answer for agents because it fluctuates significantly from month to month and even year to year.

Negotiation was limited; there was a basic cost of entry (past due mortgage payments, fees, and finders fee for agent).

1) Expand search area for comps, and adjust for location2) Find comps older than one year and adjust for market timing/differences3) Find larger/smaller 2 unit comps and adjust for size4) Find larger/smaller 3 units and adjust for units and sizeThat would then be reconciled with:Replacement value, adjusted for age (wear & tear, plus any functional obsolescence).

Is it customary for clients to get a closing gift for their agent? 
Before becoming an agent (earlier this year), I closed a few deals and never bought any of those agents a single gift. Now that I'm an agent, my cli...

I don't know the CA code of ethics for agents, but I hope I helped a little bit. 

Sure you may find an off market buyer in the end but you had better remember me or that is our last conversation.Bottom line, requirements for agency agreements are dictated by state law but there is no requirement in any state I am aware of that the agreement be exclusive in all situations.