I buy REO or HUD and rent them out, but looking at it from the seller's prospective, "educating" can be construed by the seller as just a "sale gimic".

I wanted to do this because it will be easier to market them and therefore, easier to rent them.I was thinking of a site that listed the available rentals with pictures, type, square footage, and about 20 other variables so that prospective tenants would be able to look at the rental via the internet.

Kansas City may have some prospects.

Therefor form supply and demand prospective there are many more people in the market for SFR then multi-family.

It was about one year ago that I was entering the Indianapolis market and was not thrilled about the prospect of investing from out of area (about 3 hour drive away).

He had a website that updated me before every showing and had a follow up email with the prospective buyer's comments and feedback from the buyer's agent.

If you have it under contract, pass the info along, let your prospective buyers have a look, and if they like it, they can do a purchase and sale agreement or an assignment agreement as appropriate.

Of course you'd have to let the prospective tenant know you're in the process of buying the home, show him proof of the executed offer with understanding you will refund his/her deposits if the purchase doesn't go through and lastly to make sure the current tenant or owner will move out prior to closing otherwise they become your responsibility in moving them out.

If you're prospecting and piss someone off because they are losing their home, do you want them to know how to find you?

They're telling you that your prospective clients aren't willing to give you what you want.Your plan (doing something that busy investors either don't want to do or don't have the time to do) is solid.