Then Send out mailers, knock on doors and attend all the local and nearby REIAs to help build your list.

One is a pretty good friend who has built a successful investing and property management business and another is the mother of one of my best friends of over 20 years who has built a successful agent/broker business in a nearby town.My question is this, does anyone else have your license and work under a broker as a sort of subcontractor and only use them when need be and of course pay them the percentage due for working under them?

I understand the vetting of the deal and do own one other 3 unit property near by that cash flows well.

My father just retired and he is going to help me get It ready to rent, etc..I live in Oakley and am looking to get a place somewhere nearby.  

Check out the nearby members and network https://www.biggerpockets.com/meet, it will help you a lot to find partners that can help you out in investing.

If you know that many of the competing homes nearby have tubs then it might be worth putting one in.

One key factor here is that the seller just recently sold an exactly same duplex nearby for 150K (so he's pretty firm on the price of this one) and he said it was appraised to $195K.

Also, look at the properties nearby to determine rent rates and occupancy.

It could also be that the entire market of similar houses is priced too high and you all need to come down which is simple supply/demand economics; are there cheaper options nearby that arent significantly worse than your place, are their enough jobs in the area to support income that fan sufficiently pay your rent prices.

I always use this product in bathrooms and laundry rooms to keep sounds out of nearby rooms.