This notion that this would be a legitimate reason not to invest here is likely sourced as scare tactics by salesmen of far away investments.

If you had to describe one negotiation tactic that has been the most beneficial for you, what would that one thing be?

EXACT same process and tactic as the Daymond John program.  

The tactical distinction becomes important if the buyer defaults in the mortgage or deed of trust is foreclosed.When the property is sold subject to the mortgage, the buyer is not personally obligated to pay the debt in full.

The advice always comes from the idiot broker with his face on a bus bunch (worst marketing tactic EVER) or the lawyer who charges $200/hour to tell you you can't do whatever it is you think you want to do.

That's a great tactic.

Am just taking everything in right now and learning how to properly calculate and find good deals as well as listening to various people on their tactics and approach.So from what I am learning here it seems that it may be easier to acquire a commercial/apartment MFR of let's say 15 units then it is to purchase 15 houses. 

There are a ton of single family meetups, some with a lot of sales tactics involved and some with just networking.

I work with investors who have never been to Indiana, and I do my best to keep them in the loop, but nothing beats coming out and seeing what you are buying.Great post Lee,If I can also add that there are too many horror stories around with out of state and country investors pulling the trigger to soon and getting screwed over by shady operators with their pressure sale tactics and gimmicks.Trust is built over time and not over one phone call or meeting.Spend that time in building a relationships with whoever your looking at doing business with and conducting your due diligence.Most operators are very transactional and if they can't make a quick dollar, you will find that their communication level will drop as enough time passes.

What I have seen is a lot of brokers promising the ability to be able to put these together and then be NOT be able to perform or they will stall so that the note holder is forced to collect a few payments using any tactics they can...If the buyer has at least 15% down, and a credit rating of 600 or better, we can give you a commitment in advance, if you structure the note using our suggestions.