Sometimes a situation like this is simply a lack of courage being dressed up as "a way I can provide value."

As far as how you’re dressed, nobody cares.

Went through about 60 of these, requesting ttm income / expense report only to consistently discover fudging of numbers to arrive at a higher 'advertised' cap, basically dressing of numbers, including* not including management expenses (oh, we don't include maintenance fees because they are specific to buyer)* not including repairs / maintenance expenses (oh, seller just refurbished couple units 2 years ago)* not including vacancy (oh, the complex is 100% occupied over the last 12mo)* not including property taxes (oh, buyer can request tax abatement) you get the drift. and the conversations stop at the broker level after pointing out to all the gaps, most just stop responding - there are obviously reasonable / experienced folks who smirk and continue chatting but for every one of those, there are 50 who seem to just seem to either be completely incompetent or useless. and it seems to be getting worse vs ~5 years ago when i picked up my last MFRany thoughts / advice how to deal with these types?

first its not overnight success and never as fast as you would like it, if you get your license you may go for months with out a sale, you need a back up income, plus sales require a decent reliable car, not always new, decent dress, gas and expenses to outlay, license and mls fees, phone and office expenses, I would suggest a night school re class so you know the local regs, and if you get licensed hang it as a referral agent, look at starting out with a 2 family(FHA loan) and live in half, cuts down on expenses and gets you started, pay bills and mortgage on time, save the extra difference, you are already behind so will take a little work to get momentum, watching pod casts dont do it, its the follow up, you will need to start a saving/cutting back habit, and there will be long nights and weekend work

Had to re-write my post - lol.Ok, so you know it's a rental and want to dress it up anyways...I like the shutter idea.

Fresh flowers always dress up a space, inside and out.4.

Get your financial information organized, dress up nice, and go in with an open mind and you'll be surprised what you could learn from a few meetings!

Checking vaccine status prior to accepting a pet in a rental is window dressing...... its basically a small gauge to tell if they are responsible pet owners.

Dee Snyder has a motorcycle run every year around now, it's great because everyone is dressed for the road, so you can just talk to people like you've always known them.

But if you're buying a primary residence, telling you what neighborhood to live in is like telling you how to dress.