On the rare occasion that the other party is not impressed by what I am capable of, I simply remove myself and continue on.An earlier posting by somebody mentioned that by 60 you don't care what others think.

Efficiency was lost by not having a crystal clear plan of attack, as we had to backtrack on several occasions, losing precious time.

It has saved us on a number of occasions.

. - you're not doing anything wrong, particularly if you're saying you had one offer accepted through this agent in the last six months, and are pursuing the same strategy.We also make "outrageous" offers sometimes (really just trying to bring the too-motivated and too-ambitious sellers down to earth on many occasions) and, while some agents um and ur about it before passing the offer on, many of them get accepted.The trick is working with as many realtors as possible - even if you only take the one in twenty deals or so they pass your way, that makes you a valuable client who pounces on the better deals (and once you've come through once, they should know you're for real) - they'll scoff at times, and some of them, who prefer the easier and lazier way will avoid you, but the ones who stay with you will be hungry, quick on their toes, and part of the best team you can hope for.Keep up the good work, doesn't sound like you should change anything - just make sure you know what your market can provide, otherwise, if it gets too long between deals and they keep getting snatched at higher prices, you may need to go to another market, at least for a while - things might be picking up where you're focusing.Best of luck!

Additionally, with these goals in mind i currently have 5-10 (possibly more on some occasions) hours per week to dedicate to this business.

I have had on 2 occasions since I have been in the business tenants move out when they found out the house is being sold.  

I do have a pretty detailed lease stating housing regulations with roommates, and also had an addendum signed re stating the rules and how I will be enforcing them.But there is more to it, the individual had a friend over, whom barged into the females room while she was sleeping asking for a ride home, and on another occasion I was also told the problematic roommate was drunk walking around the home with JUST a shirt on, with all the goods hanging out.

NMD is a long shot and rarely occurs on quality properties but it can on some occasions.

We've tried on a few occasions to purchase directly from the owners for what they owe, but they weren't willing to go lower than their asking price.

On rare occasions, higher.