We also drove through those areas to get a good feel for what my areas are actually like and I have begun going to showings for properties that pass my first round of analysis. 

I've attended the occasional REIA meetings and workshops, but unless you're attending these meetings for decades, you will NEVER have as well-rounded of an education as you can get from Renatus in a month or two.

I'm jealous of the weather you get all year round. 

Yes, so I put just over 20% down to make a nice round number of $50k.

They know the game and I am sure expect to go through rounds of negotiating. 

I guess 75-85 degree weather and sunshine year round is not without its penalties.

I've just recently began putting a lot of time and a good chunk of money into marketing efforts, so we shall see how this first round goes.

I recently lost a B&F round for the exact same reason...another buyer was willing to put up $500K hard and I wasn't.I've done the hard money day one myself.

I don't know your market but 4 showings in a month at that price point 'round these parts this time of year probably isn't all that terrible actually.

I used that money as well as the profit from another flip to buy the family home for the next decade or so. this will allow us to rent the house we are in now so in a round about way we are increasing our passive cash flow