I think my point was to emphasize that even someone who flips full time and usually is spot on can be wrong. 

Yes, they might be a little more expensive on first glance, but when you actually get to negotiating, you will deal with the lender and can see how much commission you find the broker deserves, and how much you can/want to afford.I have not done it yet, but for my upcoming deals out of state, I am planning to use the BP community to help me find brokers and banks in the markets I am interested in and begin working with them.I always emphasize building relationships first and then be fair and dependable and trustworthy in those relationships.

I think that the big thing to emphasize is how EASY it will be to sell the property to you.

The way I frame it, it’s not that new investors shouldn’t get started, it’s that investing from a place of financial strength should be emphasized now more than ever (or perhaps it always should and we’re just more aware of it).

Like Anson said, emphasizing you are helping people and bringing solutions is important, but specifying measurable criteria will not only help you hone in on your focus, but also help whomever you are pitching to know exactly what you are looking for.In the words of the great David Greene: "Know your criteria!"

Change your story each month as different stories will resonate with different people AND use each story to emphasize one of your “who do you know…” questions.

Also, your comments on Section 8 tenants and the eviction process emphasize the importance of effective property management and tenant screening.While Baltimore may present challenges, it's crucial to remember that every market has its unique characteristics and risks.

I went to college, not that it is mandatory, and I got a business degree that emphasized real estate.  

Here are some helpful ideas to think through.When House Hack Investors are concerned with current interest rates its usually for one of these reasons:They are overly focused on the short term expenses, risks, or one year returnsThey are under emphasizing the long term financial benefits and upside potentialThey are worried about being able to afford the paymentsThey are a product of education from 2018-2022 that overemphasized cashflow and quitting their job earlyWhat might happen in the near future (whether you buy or wait)?

I only do yellow letter and can't emphasize the power of doing them right because it does bring the seller calls to "niche deals".