I almost never have vacancies, and I attribute it partially to the way I treat my residents.

My Property Manager took the photos of the unit and they don't look much different than whatever else you'd find online but they also don't stand out and look immaculate, but should they?

What I mean is, I go on the MLS (I do peruse some off market deals as well, but that's not my point), I look through numerous listings, I save ones that stand out to me for various reasons (namely, looking hideous, but some other factors as well, and I'm pretty familiar with this area in terms of location concerns), and then...how much time and effort should I put into analyzing deals?

We have done a number of older homes and looking at the photos, a few things stand out. 

Calls will make you stand out from 95% of the competition (not to mention a great way to work on your selling skills :))

We are concerned the vacancy is partially attributed to heavy CAM costs. ($8.75/ft of which $3/ft is taxes - Central NJ).Options are :-Keep doing what previous landlord did.

Hello:When I purchase my first property I do want to LLC it; however, it will be in another state than the one I live in.Over twenty years ago, there was a lot made of the Delaware LLC as it offered certain benefits, as compared to other states, and your property did not have to be located, nor did you have to live in Delaware to reap the benefits.Today, are there any states that stand out for offering certain benefits of using their LLC, or has it all evened out at this point?

Question being...for an offer to the highly motivated seller and to attribute a value to the 12 SFR's in the portfolio, is the MAO approach used for the 12 SFRs...and cap rate for the multi units? 

Letters are a bit more personal and help you stand out more.I think the most important thing Rick suggests is skip tracing. 100% YES!

That's not different then the direct mail campaigns or other offers from your competition... what makes you stand out.