They're not going to look past lack of curb appeal because they've got a "yuck" taste in their mouth before they even get inside.Anyway, congrats again and it sounds like you learned some lessons that will only help you be more successful.

@Alex Craig made the same decision here in Memphis and Little Rock with his company and I think it has made his life happier and easier.  

After asking me if I was the current owner, the first sentence out of her mouth was - "I am so so so sorry you bought this house." 

I'm sure brokers love to be marketed by word of mouth, but do investor like to give up their sources?

I mean IRS' -- mouth: http://www.irs.gov/publications/p523/ar02.html#en_US_publink1000200713 Here is a link directly to discussion of business or rental use of the property:http://www.irs.gov/publications/p523/ar02.html#en_US_publink1000200763

@Luis Lopez  thanks I appreciate  it :) I've really got my deals through word of mouth one of them and the other 2 through craigslist honestly.

I know who these two are, but I am not going to publicly bad mouth them and my client hasn't bad mouth them.

You'll be much happier in the long run if you can make that determination instead of it being made for you each time.

If your wholesaler double closes, that means they have the ability to put their money where their mouth is.

Not to mention the bad taste it puts in the tenants mouth to have some ragged beat up fridge show up that stops working a week later only to ruin $200 worth of groceries.