Sellers will give an advantage to pre-approved buyers over other buyers who are just kicking tires.

It could be as simple as a bad control valve, which shuts off the heater prematurely.

For lease option deals, I would focus on marketing to Expired MLS listings, FSBOs, and For Rent Lisitngs( Landlord could be tired of dealing with property).

I’m tired of the theory!

I’m brand new to BP & brand new to real estate investment but I’m a firm believer in affirmations so I will (prematurely but confidently) introduce myself as an investor.

Since loopnet brings out the tire kickers, each listing gets 1000 emails -- most the generic 'send me more info'. 

If your round trip is 3 hours for a 10 minutes job, you're going to get tired real fast about having an STR 1.5 hours away.  

There are ways to buy from tired landlords with very little down if you know what you are doing via a land contract .

Fined motivated seller that would belling to sell you a small MFR with no money down.you will need to find someone that is a tired landlord and they would want to receive income but not be involved in the day to day management of the property / tenants. 

Purchased my first three  7-10 unit buildings from tired landlords.