Meeting people face to face is great but doesn't preclude them from being dishonest or incompetent.

Shoplifting = dishonest.

I really wasn't trying to do anything dishonest or unethical.

So many dishonest people in real estate that gifts are a non issue.

Including tenants who destroy homes, property managers who are dishonest and rip you off for maintenance, extended vacancies, no capital growth, terrible insurance, the list goes on.

something that helped me was to get a great PM on your side before you pull the trigger (hence promise them your future business), they will keep you out of the wrong side of town, give you realistic area rents and tell you what's trending, meaning what are young families looking for etc...then after everything is in place go the extra mile and spend time locating a local handy man you can pay yourself independently, typically an older gentleman who works for himself, make sure he's not affiliated with your PM, he'll be the guy you send to look at things to make sure your PM is keeping a tight ship, essentially another set of eyes, who can look at the bigger ticket works orders before you order them...so just tell your PM you have a friend who you like to send over to see the bigger issues...for example: i can tell you that i've avoided $4k HVAC replacement orders several times, given some AC people are dishonest...an issue arose at a house they sent the AC people and they wanted to replace ...but I call my guy before doing anything, so my guy goes in and identifies and even fixes a much simpler issue, in 2 cases replacing the Capacitor ...a $30 battery pack that fits onto the outside Unit...that's just one example...cost me $100 all told, these issues will kill your cash flow, and your PM may simply not have time or bandwidth to double check everything etc...

If you need to be dishonest to close a deal is that a business model you want to have?

If I go back on my word, if I decide that my signature means nothing, if I decide that I am too weak, ill prepared, too dishonest, then I will be rewarded with the full value of today’s lower market prices.

@David Garrison It is always easy to sense those who are dishonest, if it doesn’t happen the first time you meet them it will come out in time.

Some of the realtors I work with that I most admire, are former lenders that said "this is nonsense, unethical, immoral, and dishonest, I can't compete and be an honest player in this environment" and thus... quit lending and became realtors.