please tell me the best and the most effective way to get owner's info and speak with him directly without bringing in the agent....

What is the most effective way to reach out to people with $4,000 to spend on a down payment?

Certainly there is a lot to learn about this business but it can be accomplished much more cost effectively than a major capital investment in such a program.

I am happy to get a larger house but my concern is that once it goes on the market after rehab, the appraiser will catch the discrepancy causing a domino effect of issues.

2) Drive around and find neighborhoods that are well groomed and have a history of low crime THEN look for listings in that area?

I just started doing Quickbooks effective 2014 and got some help from a bookkeeper to do the journal entries from the HUD1's to add the rental house assets I purchased this year.  

@Rob Randle  Question #1: Will you guarantee you will not make any rule changes, or implement any special fees, or otherwise do anything to cost me money or effect my ability to rent this property?

Chris I have a guy who can do it very cost effectively.  

Most sellers have lowered their prices and I don’t expect it to change one way or another.Doug"Maybe there isn't much to say about the market up there but I was expecting a few more details as to supply and demand and factors that may effect either.

For me, the benefit of the franchise route are the tools, processes and business support it provides, it is still up to me to effectively build my network and customer base.