Ohm @Andrew Kniffin - it's worth my time :)My lips are sealed on this one until it unfolds, but in general you're right - most of my offers get turned down.  

I have noticed that nearly everyone is generous with 'general' information:Use FHA financing, invest for cash flow, build connections, etc.However, many people are very tight lipped with specific information:Who is your broker in {metro area here}, who is the best property manager in {metro area here}, tell me your favorite zip codes, etc. 

"See tenant's lips moving, see tenant lying ."

You can get really detailed - and we do as we really pick apart any property we're seriously interested in - but as a quick blush analysis, here's how we look at the 70% rule: the ARV times 70%, minus repairs = your maximum offer.That 30% that you lop off at the start includes holding/closing costs and profit.

There is probably a legally correct phrase.Or you decide on an offer (price) and  fill out a contract, scan, and email it..which consitutes an offer...typically people make offers through their own agent...and then the seller either accepts or counteroffers,  one guy here says if his offer doesn't cause him to blush then he has offered too much.:-)lol.  

She is as tough as wood pecker lips, but I think after 88 years, it is time she had some help looking after her.

you're making me blush :)   

I did a lot with pen/paper, txting, and many can read lips.

@Kenneth Hynes - this was a C- neighborhood, hoping that it is at least a C now :)@John Monti - thanks John "i'm blushing" but it takes some grit,  and hitting the market with the right timing@Ben Leybovich the great ben leybovich! 

My lips are sealed until I have something under contract on the one hand, or decide the area is over hyped and I am not willing to invest there on the other.