I enjoy the negotiation of the deals the most, ironically, so the more transactions I can do, more fun for me.

motivate' seminar attendees to "be their own boss", "escape the rat race", and "take control of their life" (with requisite slideshow of people enjoying leisure activities that YOU TOO can enjoy) all while belittling those who (ironically) choose the path of fiscal responsibility.Do they parade cardboard cutouts of the pretty faces from the teevee shows on the stage while the excessively tanned guy with pretty hair does his best Glengarry Glen Ross and tells you what a loser you are if you don't fork over the 40k?

You know how to have an iron clad agreement?

It's super ironic that you are doing all this while your profile pic has you wearing a hat that says "NOT FOR RESALE"   :) Brokerage has nothing to do with your intentions, nor about you getting money from the seller. 

Look for old HVACs, roofs, water heaters, cast iron plumbing, bad foundations etc.

If you start seeing people feed themselves while you are only left with some scraps, it's easy to start developing an iron-clad way of doing things. 

Vacancy rates will rise quickly.Maybe you could try an Iron A/C cage on the outside and a separate security deposit (maybe around $300 or so) to cover the A/C.The cages are ugly, but in many window A/C communities the residents understand that their neighbors (and their neighbors visitors) may be, shall we say sometimes "theft prone", and the bars can be explained as break in deterrents to keep their belongings safe.They also blend in better in a light color vs. black.If a prospect balks at the $300 and you want them, you could always offer to wrap it into the first 10 month of payments.

(Ironic given the number of security breaches at the IRS, but that's another story.)

Also make sure you have your own plan ironed out so you can help explain to everyone what exactly you're looking for.

Ironically MFH in abilene are more then in DFW for whatever reason..