As for credibility, your best way to build that is with good communication(listen more than you talk), knowledge of larger economic factors, and knowledge of  your specific market or niche, being highly ethical, and being highly motivated.

I'm thinking of switching it up and doing this Saturday morning, say 10-11/11:30, so folks could come up and then go out and enjoy all that the valley has to offer (wine, food, culture). 

Did you factor in renovations when you obtained financing?

I will check with the seller first thing in the Morning. 

Look at property taxes and factor those into your costs as well.

For example, in California, if an unsafe condition was present due to continued leaking pipes, a tenant's rights could include making repairs and taking it out of rent or even termination of lease.We have an allergist appointment for one of the kids this morning, and my wife will be bringing up the issue of 'mold', and next steps in case their is mold in our property. 

Settle on an area, factor the average rents, pick a potential property to offer on and get preapproved for it.

I think the biggest factor would be that for $300K you can't buy anything in LA (unless thats your downpayment... maybe) but for $300K in Bakersfield you can cash out a nice single family in a nice neighborhood with some of the top schools in the area, and people are starting to realize that.  

We understand that if the damage is caused by something outside the control of the tenant, we have to foot the bill but that is all factored into the rent we charge. 

One of those 5 moved to one of our larger houses that came available, and all the rest bought a house.Vacancy hasn't really been very high - 6 weeks in 4.5 years - but the annoyance factor is huge.Other than that, I think what has cost us the most is taking too much time getting the house ready to rent when we first purchase it.