Think if you posted stating you had a duplex in Ohio and were looking for an investor to partner with, versus a post stating you have a multifamily project in Ohio and you're looking for an investor, it's the same $80k duplex just smoke and mirrors taught by guru's, these are simply tactics being sold during weekend seminars, books, and Podcast.

It's tactics like this that causes landlords to get a bad rep.

The system should inform them of what to bring to court and should have zero tolerance for their stall tactics.

You could try to meet halfway with the price but another tactic is to offer to cover closing costs.

Note that "bird dog"-ing is illegal in some states, including Illinois.Wholesaling of real estate is considered illegal by the courts in some states where the distinction between marketing a contract and marketing a property has been blurred by the wholesaler's marketing tactics.

So as a newbie investor I was curious about how long you give your prospecting before you change up the tactics.

I am most interested in flipping and think some of my skill sets such as managing large projects in my career and a decent knowledge of construction lend itself to this tactic.

Another tactic would be to invest in a fund that has residential debt as its primary asset class, this way you are a passive investor along side other investors and your funds are spread across multiple assets which helps to spread out the risk.

And it will give you some ideas of how the system works, legal tactics to use, and whether your local judges lean toward enforcement or tenant advocacy. 

I would advise that you find a company that doesn’t use high pressure sales tactics and that allows for an appraisal contingency.