Deeds are effective when made, not when they are filed.

In general, I think phone is easier and more effective.

Then, I suppose, it's up to work ethic and execution.I also like the idea of negotiating seller-financed deals on rental properties with lower down payments.Any thoughts on how I can work most effectively?

I don't really pay that much attention to it as it's really not cost effective to spend time to research a $0.99 item.

It must be in writing.Something to the effect,I Bob The Builder do entrust Thomas The Train to carry out all functions required for the successful administration of property located at xxxx), might suffice.Signed, DateNotary stamp goes in bottom right corner.Thats the simple function I used when I deployed at least :D

How do you effectively qualify a buyer?

So to go one step further, The key to closing is just finding the best investing strategy that fits the sellers selling situation and effectively present it to them in a way that's basic, explains why it works for them, and feeds their ego when they ask themselves the question "What's in it for me?".

From your "it sat for a while" comment it seems like you may not have accounted for the effect on the value when you started this deal.

It becomes effective the day they sign the lease and we prorate their second months rent payment.

While all markets are different these trends generally hold to some degree.So, I'd say that national trends of markets is pretty useless to spend time on trying to study them as they don't filter through to your local market and if there is an impact, it's a very long movement for any noticeable effect. :)