Don’t accept any subject to offers since they will burn into your deal time.3.  

Duplex appraised 380 (super ****ing low ball) brings in an estimated 3,900 a month in rents. buyer agreed and SIGNED addendum to purchase at 397,500. day of closing they dont show, tell us they didnt know what they agreed to pay over appraised value and are trying to get us to accept 386k. my agent had me lock in our month to month long term tenant to a year lease for THEIR lender and now they pull this.. they have only 5k in escrow account.. my agent wont reduce his commission from 3%-2% to help bridge the gap. suggestions?? 

If you pay more, you won't meet your metrics and will probably have negative cashflow and/or equity.You may have to make 10, 20 or even 100 offers to get one accepted at the price that meets your numbers.This is what all investors did BEFORE the Great Real Estate Crash of 2008-2010.

I purchased my first home in October 2008 in Las Cruces, New Mexico after accepting a career with the federal government.

Neither Tardus nor our coaches accept commissions from vendors.

If there is no other way to evict the tenants and instead I offered to renovate the garden level into a two bedroom apartment would they have to accept that offer? 

So as a NON CA world traveler, that was the "feel" of southern CA; tons of amazing potential and weather, views etc but with 3rd world problems that seem to be accepted and ignored by all. 

Lease provisions in one place that are common and acceptable may not be allowed elsewhere.Overall its worked out for us but there's definitely some potential pitfalls.

@Lauren Cartmell 95%+ of agents only know how to do owner-occupied transcations:(So, be careful.Adding to the advice already shared, an experienced investor agent will know that there will be no showings without an accepted offer - to avoid pissing off your tenants with constant showings.

About 1/3 of their leases had to be terminated or evicted.I finally got tired of it and stopped accepting Section 8 about six years ago.