try to get the warranty they make it so difficult. and what are you going to do tenant is paying almost 4k a month and there is no HOT water why you try to save 800 dollars claiming your warranty.. you just buy a new friggen water heater and call it a day  :)  My dad before he got into real estate about 66.. for about 3 years he had a business buying repo refrigerators and simply cleaning them out.. mechanics all worked then delivering them all spic and span.. he ran it in our garage and back yard we would have 30 or 40 of those old box's.. 

Listen to recordings each day and callibrate accordingly.You need to make the caller deliver the most "local" feeling possible, so a proper language is crucial (grammar and accent).

Many OOS investors set themselves up for failure because they don't truly take the time to understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.7) That OOS property Class rankings are often different than the Class ranking of the local market they live.8) Class A is relatively easy to manage, can even be DIY remote managed from another state.

I'm not 100% certain about this, but I don't think oil providers will deliver if they haven't inspected the tank.

Many OOS investors set themselves up for failure because they don't truly take the time to understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.7) That OOS property Class rankings are often different than the Class ranking of the local market they live.8) Class A is relatively easy to manage, can even be DIY remote managed from another state.

Also, that price makes sense if they deliver the house vacant.  

Yes, I would go knock the door, or hand deliver a letter… “hi, my wife and I are looking to purchase in this area, wanted to check if you were considering selling” something like that.

LLPA's are what Fannie and Freddie charge to deliver a loan to them. 

Having a complete and accurate contract with all documents signed and delivered and reputable trades like title and lender support help make stronger offers.Good luck out there.....it is tough....just lost one this week that was a real beater with 13 offers....still lots of cash floating around and looking for a home.

To deliver a high IRR means things are moving quickly, and generally speaking deals with shorter terms are riskier than deals with longer terms, but the upside potential is also greater with your money being returned faster.So, IRR tends to have a higher risk profile than other metrics.