Yea depending on your market, once a property hits a hot listing price, it took spark many investors who shop in the area.

Given the competition in some areas, you need someone who sees it as soon as it hits the market.

Simply install electric baseboard (or electric wall heaters with fans, called cadets?).

What is the expectation of new inventory hitting the market in your area?

That usually helps instead of them giving a flat rejection, if it's presented well.Michael hit on something too, it's too bad that we have Realtors who are one, really not qualified to assess a good listing price but it's even worse when a Realtor agrees to almost any price to get a listing.

While the largest home builder in the area has been hitting records, much is due to rebuilding Joplin an hour away.

So, it ended up being an extra ~$115/mo hit to the cash flow, or 24%.

Build relationships with top REO agents and have tjem start contacting you when they get new listings (before they hit teh MLS)3.

I've been a one man show this year and have not had the time to pursue the high returns i hit last year due to the work load.

Electric , gas, water would run $150 a month in this area and lawn care another $50 so even if I had an additional 300 monthly in cost I would come out ahead but would have case mangers to help manage the tenants.