Paper assets also are not very tax efficient .

Here is a great white paper on the topic published by Old Capital:https://www.wealthgrowinvestments.com/wp-content/uploads/2017/06/Multifamily-Financing-101-FINAL-2017.pdfAnother factor is getting a sense of the market for the debt of your project.

NEVER accept a pre-qualification letter...it's only slightly less useful than used toilet paper.

Worst case scenario, one-two week run in the local paper usually did the trick. 

Avoid buying in the hood no matter how good the numbers look on paper.

He's good at collecting and depositing checks into my account and keeping small accounting and papers in line. but when it comes to getting new tenants, and turning over apartments, theres no drive to get anything done.

Hint: You might want to prepare a deal analysis as if you are  to buy that (landlord perspective) and take that sheet of paper with you.

Present it on paper, maybe with a picture of the property and all the details written down (cost, break down of rehab costs, expected resell, expected PROFIT for the INVESTOR). 

Will the seller hold any paper?

Get your criteria on paper before you do another showing,  put it in the hands of everybody who views  (along with lead disclosure,  WA landlord tenant law,  fair housing poster,  and everything else I cannot remember you are required to give people who are viewing)  and send copies post-haste to anybody you already showed who is still interested.   4)  I don't think it is illegal to change your price after advertising  (clearly it is OK to reduce your price, if nobody is biting)  but if you have already taken applications it would be kinda sleazy to change the price on them,  and if you do, make darn sure you communicate  the same exact price change for EVERYONE who has already viewed or you could be hit with discrimination claims.