@Charles Holder Reaching out to many realtors all looking at the same MLS listings and knowing that they are competing against other real estate agents to find you something, probably isn't going to get you what you're looking for.

This means everybody who started out like me (capable but not with as much cash) who got into their first house because it was a fixer that nobody else wanted would now be competing with investors who were looking at it as a triplex site.   

A good purchase is a good purchase in any market.If you plan on combing the MLS, standing in line with and competing with other retail owner-occ buyers, I'd say that is too risky.If you are finding that off-market, motivated seller and solving a problem at a discount, timing doesn't matter.Whether to flip or not is a good idea will depend on the asset and neighborhood. 

How much those units will affect the AirBnb and VRBO markets is yet to be seen but my guess would be that during peak seasons (UofA home games, gem show, ect.) you can expect to see lower occupancy than the past or potentially need to lower rates to compete.

This can add a couple thousand dollars to your annual cost of doing business above and beyond what it costs to insure the property itself and many investors don't / won't commit to that expense.There is nothing wrong with being "Self Insured" as long as you understand the risk you are taking and willing to deal with the consequences if something goes wrong.My Advice:Buy your insurance from agents who know about REI and can coach you on what the gaps in coverage are and then you decide what your level of risk tolerance is.Before you ask...I only handle insurance in Ohio but there are several competent agents on BP I see giving out solid advice and who can handle other states.  

Is it as simple as "I gave you the opportunity to keep my business but you couldn't compete" or is it best to keep working with them until this tenant is out?

MLS...I jumped on it quickly and made a strong offer with escalation clause to beat any competing offers.

How to do as much maintenance yourself as practicalYou will also need to build a team with a great agent to bring you possible purchases before they get to the general market and a commercial lender you can contact who knows as many local players as possible.

If not, you may be faced with the economic reality of a real estate shortage in many areas, that will cause properties in foreclosure to be sold at or very near market rate if they get to the auction block.Yes, foreclosure "deals" (preforeclosure, etc.) are still out there but there is less meat on the bone than there was in previous markets and, there are many other players working those fewer deals that are left, that have been doing it longer, and have deeper pockets.

I understand how the institutional players who are buying up SFR, they are in the long haul, and do not need to produce significant dividends to investors.