Hi all-I am new to this forum and look forward to learning from you all.  I do believe real estate is one of the safest investments when managed with care.  Here is a picture of Wrightsville Beach, NC.  I serve Wilmin...

Don't just spam blasts to agents, take a personal approach.

Check out this excellent article from Banker and Tradesman, "You Rarely Know All Your Agent Does".

If you want to make a copy, have them meet you at a set location at a time that works for both of you-find a hardware store near where you live (they don't have to know that is close to your home-tell them it is half way between the houses). 

I have a nice down payment as was gonna offer a potential subject to if i paid their profits/ closing costs...but can you subject to a loan not in bad standing/ FHA?

DPA's can cover the down payment and closing costs the tough part is getting a seller to accept the offer over a buyer who is either paying "All cash" or one with a larger down payment.

I’m in the process of sending offers and am working with an agent.

Closely related to this is filling vacancies. 

Properties will be close by (30 mins) and currently do have the time to my knowledge of what it would take to self-manage.

If title search fee and owner's policy insurance were included at closing.