But, If you have a friendly and purposeful attitude, I have had more folks wave hello than give me trouble and I stand out with my car and appearance in these areas. 

Love your attitude and so appreciate you saying there are no failures just lessons.

Marcia has a really good attitude & sounds like she'd be a great landlord.

Follow up and an attitude to help the people will help make you successful.  

If it doesn't smell good to you..then don't invest regardless of who says what.1) Understand the Industry and related Industries (Real Estate, Mortgages, Credit, etc.)2) Learn how to evaluate a property so that you are not relying on someone else (valuations, construction costs, market conditions, etc.)3) Learn how to "vet" the sponsor/developer (Borrower/Investor) with regard to overall character, credit management, experience, resources/team, attitude, etc.4) Have your attorney draw up the Mortgage, Note, Trust Documents and related documents that will be used to secure your interest in the property5) Secure Title Insurance with a Survey on each transaction (understand how to read a title report and specifically the B2 exemptions page(s))6) Secure Property Insurance on each transaction (replacement value if possible)7) Secure either a BPO and/or actual Appraisal on each transaction (as-is as well as Subject To values and an income approach on duplexes and up)8) Do not release money on a construction project until x percentage is completed (Draw Schedule) and never release the final payment until the project is fully completed - Use a 3rd party Inspector (familiar with the Construction Industry) to determine percentage of completion / line item itemized9) At the first sign of distress by the Sponsor or the Project, be ready to act and act swiftly10) Have FUN! 

Old and worn stuff, wears on people over time until they can't wait to "get out of this sh* hole" type of attitude.

I just want honesty and a good work ethic and attitude. 

That's the kind of attitude push I needed @Robert Leonard!

You have the right attitude.

You need to build your list carefully because buyers attitude changes as you find a deal.