Since there is no CF coming, it's just one of the reasons why this isn't a good deal...in any way.I recognize that your definition of profitability and that of most other people is vastly different.

Sellers recognize this and, in my experience, would rather hear it from you directly.

But PA will still ding them 3.01% as PA does not recognize 1031s at the state level

Consistency and ALWAYS refining yourself and trying to improve are two huge indicators of success when talking about anything, but especially raising capital.Having a product that you genuinely believe in and know front to back certainly helps too ;)

But, when I do a referral, they appreciate my clients because they know they are real, are not tire kickers and are genuinely good people.

Be genuine and come from a place of solving a problem not the generic “I’ll buy your home cash” 

If you consistently analyze properties, it will be much easier to recognize a good deal when it shows up.

Good, long-term thinking real estate investors recognize the value of market knowledge.

Recognize though that it is almost 100% guaranteed you lose your EMD as this is absolutely not the seller's fault based on the facts as presented. 

@Will StewartYou can pay $100's to network with other new investors and to learn what one person has learned about real estateorYou can spend $20 to attend a local meetup to network with seasoned investors and take the cumulative knowledge from that entire networkThere are people that genuinely would benefit from those courses; I've just met very few that ever thought it was worth it.If your time is so valuable and limited that you need someone else to organize the information into a course and sell it to you, you should probably just be investing in syndications or taking some other passive approach anyways...