I have great properties that sell themselves.I love the analytical tools and free price automation Vrbo provides. 

@Sequoiah BriseñoCalifornia multifamily sale and 1031 exchange purchases mandate landlords or property owners to issue 1099s for payments of $600 or more to a sole proprietor, LLC, or partnership, and request a W-9 from each vendor by January 31.Good Luck!

without comparing property tax and maintenance costs the 1% rule is meaningless.

I also think micromarketing is best for newer investors.Some things to addTailoring your lists - like focusing on absentee owners, properties with long-term ownership, or pre-foreclosures—can improve your response rate.Consistency - It’s rare to get responses from a single mailer.

I just bought a property where my lender gave a mortgage on the purchase with 20% down and a second mortgage on some stuff.

Loopnet any deal older than 12 months, Tax GIS consistently late or 6 months past due, any property that changed hands thru probate after 12 months, Texas property tax sales land only not at auction just offlist properties, etc7.

Listen to the BiggerPockets podcast for expert advice, read books like "The Book on Rental Property Investing" and "Set for Life" by Scott Trench, and join local real estate investing groups or meetups.

Any advice on knowing when to purchase, what to purchase, etc. for your first property, would be great!

One thing that gave it away is ask how they allow tenants to tour the properties.

This type of property has the chance to cashflow, even highly leveraged, in a market where cashflowing properties are quite difficult to find.Could house hacking a property like this work while I am going to school?