@Gordon Starr thank you for sharing with me and the BP community your personal experience and for the extra piece of inspiration at the end.

Never buy training under pressure, and vet out the teacher/guru before you stroke a check.Some books suck.Some gurus suck.Some conferences suck.Some podcasts suck.But... some will change your life and give you one little piece of information that changes your strategy or process and saves you thousands of dollars.

Do this.Get a piece of paper, no computer, just paper.Write down the goals right .. 40 doors.in 5 years.Now go back fro that point and map out what you need to do backwards. then put a time line to all these little milestones and before you know it you will realize you need to start yesterday to make it happen.Do not do this and you forever will be "starting to start".Monkey power!

Adam -  What a cute house and beautiful piece of property! 

I have 3 that I could purchase right now for around 28-35k a piece that rent for 795 a month and they pay all utilities.

Theresa, Thanks so much for this piece of information!

If and when possible, I like to purchase a property with furniture already and then swap with new pieces that fit my level of quality and comfort I want to provide to my guests.  

What format or layout should be used for offer presentation and while this may not be the most important part of getting this property,it is the first piece of evidence the owner will have from me..

What happens if you dangle  piece of bacon up high in front of 3 or 4 hungry dogs.

The only real upside would be is IF you get a piece of the pie on the flips.REI, especially in buy and hold, is a long term strategy, flipping is a job.