The dress code thing is a good point.Another point is your presentation, it is how you present to your client that would make them remember you.In saying this, you have to gauge your client's personality so you can use the proper approach and nail your presentation.In general people tend to forget facts but will remember how they feel about it.

When I submit a somewhat outside the box offer, whether representing myself or another investor, listing agents tend to think I am completely crazy.

Our cap rates tend to be 8-9, so not amazing but low maintenance tenants.

That's limited in many locations, though, and foreclosed units tend not to get their dues paid.At some point, one of two things will happen.

I tend to agree that sometimes negativity is more motivational than positive responses.

Most wholesale buyers tend to shy away from properties that are on the MLS anyway.

All the suggestions for finding motivated sellers in the classes I've taken tend to revolve around direct mail and getting lists from county records, but I keep hitting the road block that my county simply do not provide such lists.

You can get great steady numbers in smaller rural markets if you know what you are doing...or some of the cities...drugs and crime are sadly everywhere these days...but the midwest and north (outside of slum cities) tend to have people with better values.

From many other posts it tends to be a popular vision here on Bigger Pockets.Dustin Strekow

@Luke Liu Any fee you pay, any items related to the house and some travel for the purposes of tending to the house are expenses. $250,000 is eligible for tax exemption from capital gains when you sell your primary residence. http://www.irs.gov/publications/p523/ar02.htmlRemember that positive income is a good thing :) If you make money on the rent, make sure you hold some of it back for tax time.