I can’t stand the unethical business practices and words they  vomit out of their mouth to get you to purchase a property

When I got to my mashed potatoes I was in the middle of telling a story as I put them in my mouth.

@Jacob Phillips, I think the quote is the other way around, "It is better to remain silent and be thought a fool, than to open your mouth and remove all doubt."

(Other than word to mouth and ball-parking)2.

We can't be happier with how seamless the deal closed.Con: Wasteful heartbreak falling in love with properties, instead of the numbers.

I have decided on my strategy of buy and hold single family homes, i have decided to manage and fill vacancies myself utilizing craigslist and any other listing site i can come across also by word of mouth (i know a few people who may know some people).  

Word of mouth and local knowledge are powerful.

Directly out of the listing agents mouth. 

SFH "A" in Johnson County is red hot anything hitting the MLS is priced to the point of no meat on the bone for an investor of course there is a few expectations to that rule.The only way I have found deals is word of the mouth, fact I am looking at a SFH "A" right now, but the amount of work needing done and the value the owner thinks it is worth is a spread that may not shrink to the point of a trigger pull.

"Everyone has a plan until they get punched in the mouth" ~Mike Tyson