Please don't follow the teachings of all these gurus promoting DMM.It is not the "verbiage" of the marketing material that magically does the trick.It is your ability to show how credible, trustworthy, and competent you are that drives a conversion.The medium itself (mailers) works against you. 

After 2 weeks of forms and all kinds of little add ons to the fee schedule that magically seemed to appear with each new form packet, my wife and I simply told them no thanks..we were tired of the games.

It's not magic.

Additionally e-signing docs will be the best path, no one hand signs all those contracts anymore.Ultimately unless you find that magical buyer who doesn't want to use an agent and trusts you to provide everything needed for a smooth close you will be paying a commission to someone.

Or they only have 5-10% vacancy factored in to the magic cash flow spreadsheet.

No magic to that however. 

There isn't a magic bullet, and I didn't reveal any new shocking ideas here. 

It's always been a magical place and lately there's so much public and private investments that gives us further certainty about the destination.

My suggestion would be: DO NOT get bogged down in the numbers of some magic ratio. 

Overall I like the program but agree people have too high of expectations and think it's a magical tool that solves every problem.My favorite is when the annual inspection comes through with such detailed line items like "fix door".Literally doesn't tell you what needs to be fixed, what door, etc.