I did go to the REIA meeting except for the major one (had other plans already set up) but I did go to the mystery meeting and the one held at Home Depot and they were decent just not exactly what I expected. 

Tenancy is what you have whether it is JT, JTWROS, TIC (not the product, the ownership), or what have you. 

Adding further to the frustration is that I'm often asked if the property is rented out currently and if not, we have to do an entirely different insurance product while the home is being fixed up.  

It really  is a revolutionary heating product and i got a lifetime guarantee. 

I've only used investor carrot with major success.

Majority of houses on street are newer craftsman homes.

It has given me a chance to look around at who is doing some major price decreases.

I know a large scale is the way to achieve major results but if the goal is to just find one discounted property every year or so, then maybe a small campaign would work?

Its like a car, after 200,000 miles its just toast.The more "miles" your house has the more ongoing repairs and the faster you have to build up for the major rehab.Once you understand this, you will look at deals differently.

The majority of multi-families I have been looking at have tenants in place without a lease.