This is probably why it was a natural fit when I discovered my forte niche, probate.

I found one today- RentingWell (just google it) - that I think will fit what I need at the moment.

Midtown is tough, anything decent under $600k gets snatched up by a cash buyer before it hits the open market. 2123 P street has been listed for awhile and may fit your criteria.

They won't be impressed with guru stuff either, not off the bat.What will impress them is your actual knowledge of RE, your market, assessing repairs and valuations that may lead them thinking in conventional terms of selling at which point you can then introduce more creative solutions that may fit the circumstances and solve the seller's problems,To do that you need to know RE, not methods of putting square pegs in round holes, you need to begin with the basics in the principles of real estate and then evolve to higher levels to suggest sound solutions.Knowledge can overcome the obstacles you may find in being taken seriously.

If it's not working and moving it is a hassle for you (maybe you're out of area or your car's not big enough to fit it), you can always list it free on craigslist.

Make calls on any properties that fit your parameters.

(wish I knew more about the kinds of brokerages out there and what agent would fit best with what brokerage)Business is not ran much different than being an investor in the sense that you do everything yourself.

First decide what you are looking for and what you think is a fair arrangement and then go find someone that fits that criteria and your personality.

I am trying to stick with the 1-2% rules but am not finding many deals that fit into this category.

In conclusion, I think it goes back to knowing your market, there is no formula or one size fits all.