Another factor to consider might be your 'reputation' and how it could affect your future business.I have one broker who gives me a heads-up on every listing in my farm areas before they hit the MLS.

Don't worry about your past finances, it sounds like you have a good goal and a good head now.

Justin,All realtors are licended by a state agency so you can complain at the state level such as in TN, we have the Tennessee Association of Realtors.

Usually, good deals come about from motivated sellers and not sellers who are not motivated and asking high retail price points.Yes, you want to get as much info as you can from the seller, the submit your LOI ASAP but keep in mind that what the seller gives you are tells you and what is actaully so are two different things.Granted this deal is no apartment building and therefore you will avoid some of the costs associated with that type of investment and therefore, your OE ratio will not be as high as 50%, but if you pay taxes and insuranc ean I would assume utilities, there is no way you can expect a 25% clip which is what the seller is pitching you.Teh info you really need to know is why is the seller selling?

After 6 years of part time flipping, I'm sure the layoff is going to provide you with the opportunity to jump in head first and really start to make things happen.

Have always wanted to get into the rental biz, but never gave much thought, b/c I always had it in my head that only people with previous wealth could invest. 

@Armand Farrokh - Find someone who has the latest rental agreement from San Francisco Apartment Association (SFAA), or you can join SFAA and get access to their forms and templates.

@Kay CannonI haven't done it myself... but have an associate who knows a guy who's making an absolute killing with mobile homes here in Phoenix.

Join your State Land Lord association.

According to the National Association of Realtor®'s 2016 Profile of Home Buyers and Sellers, the average FSBO sales price was $185,000, while the average price for a home represented by an agent was $245,000.