Ya searched the web, found BP, made a profile, and have really invested time energy and effort and selling the snot out of your narrative. 

It can cost $100 or more to generate a phone call or web lead from a motivated seller.  

I cannot seem to find one that is available out there on the web that pops.

I am a software/web designer and developer by day, so I have a tendency to want to systematize as much as possible.I like the idea of including that as a part of the contract so both sides are on the same page.

Check it out at 3R Retreats on FB or 3R-Retreats on the web.

im studying so hard right now reading books, surfing the web and talking to alot of people, just trying to educate myself. im so serious and motivated right now.

So the first thing to do is to be very careful what you post on a public forum (ie bigger pockets) as this web site goes a long way to instilling the idea that LLs are greedy bastards. 

Sometimes while I have them on the phone, I'll look them up on the county court web site, and ask "Do you have any evictions, judgments, criminal history?" 

Hello Does anyone have a good property management app/web that is easy for tenants & landlords to use, which they recommend 

For larger cities or counties, some cities have GIS (Geographic Information Systems) websites or web portals.