RE is a long term game. 

Communicate expectations upfront—because once they start double-parking or treating the place like a frat house, it’s game over.Cameras, Cameras EverywhereYou’d think adults wouldn’t steal each other’s food, right?

@Stuart UdisAll great comments, seems like putting skin in the game will be a reassuring factor for any potential investors.

Howdy, I have been in the game for about 10 years now and have mid seven figures of real estate assets. 

Just shop around online, look for properties similar to yours, add them to favorites and watch them to see how long it takes for them to rent.

I've spent way too much money on them and their promises over the past 20 years, and lost too much in the game. 

The seller feels showing the invoice was a favor, it weird situation i am in, has anybody face such situation?

Since most people who are not actively seeking a sale are not motivated to sell at anything other than a top of the line price, this is going to be a numbers game of x thousands of contacts for every potentially doable deal.  

I played that game and I don't want to make money just to make money anymore.

And then your REI income matches your W2 income the first time etcTo your question: equity is the name of the game.