Prospect HARD - you should spend 2 - 3 hours per day prospecting on the phone; sphere of influence prospecting should be done OVER & ABOVE prospecting strangersFinding Sellers is simple:  the average homeowner changes homes every 7 years, expireds and FSBOs are excellent sources of business (NO MATTER what anyone says, these two areas will yield out listings as long as you work hard to become good at prospecting on the phone)The above is the advice, I wish someone would have given me when I started out. 

I would expect a substantial expense associated with it. 

Sometimes you can appeal an appraisal or help influence an appraisal in a positive way by supplying your own comps.

I've saved up a chunk of funds, maximized my credit score, and paid off a substantial amount of debit so I'm ready to purchase now.

I have exhausted my sphere of influence, I have written letters, passed out cards, and am active on social media platforms.

I have exhausted my sphere of influence, I have written letters, passed out cards, and am active on social media platforms.

The market you are investing in can have different influences that may impact your ability to find steady cash-flowing properties. 

They could be substantial. 

/Most/ of the tenant advocacy and over-the-top protection ordinances are in Seattle ; there is activity and substantial additional ordinances s well as cities of Burien, Federal Way, Tacoma,  Everett, and Bellingham that I am aware of ; could be more.   

I don't pay any attention to the Cap Rate because there are many factors that are more important e.g. you need to know if you can increase your ROI substantially with rent increases, appreciation and a little rehab.