@Gina Smith, if you want to pick our brains, it will be pretty slim pickings.... :)I second everything @Jack Medford said -  Dawn's e-book has some great info on the city, and Jack pretty much summed up our approach.  

The lender may or may not entertain an offer - if it's a large bank, then it's slim to nil.  

The chance these folks actually quit smoking is so very slim.

Multi-family market here is slim as a number of odd SF Homes converted to Multi-family. 

Maybe you are right Jonathan, but we did a 1031 exchange and I've been searching high & low, near & far (though I do have a few markets that I have the most on the ground relationships & I am interested in) - but I have some pretty aggressive #s that I aim for, and at the price point I needed it is slim pickings, plus I've got that whole time restraint to identify props limitation.

Hell, this should be with a property management company but the margins are so slim that I'm having to self-manage.I don't think I'm going to be able to find numerous tenants at this price point, so if I needed to budge a little and be flexible with this deposit, I'm okay doing it.

Dieters are looking for a "magic pill" that takes the weight off while they sleep and do not have to change their eating habits or do any exercise.

If you are using the MLS, there is significant competition and slim margins.

I realize this isn't the way I want to proceed in the future but I have a slim margin & would like to exit on the + side if I can.

I am looking at about a 7 cap that I can add value on but it is slim pickings.