We try to get as specific as possible when estimating rehab costs, as this is an area where investors tend to fail, often leading to poor returns and in some cases losses.

I definitely agree with Jason - septic tanks can lead to serious problems, so it would definitely be a good idea to get an inspection if you are going to purchase the house, or avoid the property altogether.

Do any of you guys use internet marketing to capture good, high quality leads?

The excitement of the deal fades, the promoter moves onto the next deal and future investors sense your desperation - leading the sharp ones to ask for a bigger cut - or worse, part of your promoter share.

but it still is a conflict, and thereby inevitably leads to questions and loss of confidence when the situation above happens with tenants

With this new lead certification requirement, I would think you would need someone certified to start work on older homes.

I would lead with $20,000 in down payment assistance.

I've been getting leads and talking to sellers for close to two months now and many of them have Free & Clear properties.If the asking price is too close to the ARV, my choice is always to talk them to seller finance the property.I've being told by other experienced investors that buyers nowadays don't have huge down payments.

I think people buy multifamily with not enough reserves, don't plan for capital improvements, start deferring maintenance, slowly the deferred maintenance catches up, resulting in less occupancy which leads to foreclosure.

if so, mls, loopnet are a great start..call a few commerical brokers in the area and tellthemwhat you want..they'll let u know when they have it...i purchase properties that need work and have tenant problems...i get these leads from craigslist and my signs..i also call landlords when their property looks like crap to see if they want to sell..