If your documents are in order but your explained reason for doing it is to influence rent payments or occupancy you could find yourself in trouble for violating tenants rights.

The type, age and condition of properties can influence the amount of reserves.  

First, I didn't see if you were active duty or not but that might have a little influence on the decision here.  

Indexing is great if your committed to the stock market or are OK deferring your RE plans, if the market drops.RE can beat the stock market because the RE investor can put in the time and effort to influence the investment outcome - which can't be done in the stock market.

That being said...Some of the ways I have influenced the sphere of prospective tenants I get is: 1) I don't do Craiglist.

@Alex Arter I'll echo the above book recommendations and add How to Win Friends and Influence People as well as Never Split the Difference.

I would door knock and talk to these owners personally but its very difficult given a large geographic location of LA.Im going after residential and commercial apartment buildings.Any tips here will be greatly appreciated, Ive worked hard making hundreds if not thousands of calls and sent out tons of letters etc,no results yet, unfortunately I dont have a sphere of influence or past customers.

Not having access to these (which the owner in the scenario DOES enjoy) leaves you with cashflow - but with very little in the way of knobs, dials and levers with which to manipulate the factors that influence cashflow... 

Was wondering how much does the school rating influence you on a purchase.

So long the economy and deficit are deemed stable by the market, Fed policy seems to be the number one factor that influences mortgage rates.