In regards to cash buyers...create an ad on Craigslist and Backpage and post it daily.

Working for one of the big guys, I deal with this daily.

You set a daily budget with Adwords so you that won't happen.

I recieve inquiries almost daily for assistance which I could take advantage of, but do not.

Hey Jim: I specialize in Lease Options for the last 20 years and I work with people in the exact same situation as you on a daily basis.

Most of the listings now want pre approval over pre qualification for obvious reasons, and prices are going up daily here.

It's growing daily, so check back often!

But I hear from a lot of "successful" investors that you need to be making offers daily, you know "play the numbers game", and not see the house until an offer has been accepted.....

Mold on hardwood floors sounds little unusual but I guess not impossible.I would arange to have the Father meet you there so you can both look at the apartment together and both see this alleged mold on the floor, and if there is mold than sure you can early get it remediated relatively cheap.Had there been a flood,moisture or any leaks in the rental unit prior?

Being a recent college graduate the funds (<20K) are insufficient to do a lot of deals at this point so I'm assuming that the best agents to target are those that are looking to get their feet wet and get deals under their belt as you suggested.With regards to those willing to work with me, all I'd require is for daily/weekly listings to be sent to me and for them to submit offers on my behalf. nothing absurd such as showing me every property and wasting any more of their time and efforts that is necessary.