The buildings are all on the same property and consist of a 5 unit wood frame building, a four unit wood frame building and a mobile home. 

Just stay the course, be consistent, track everything and follow up with all the leads including the ones that say they have higher offers.

Some of my best guys are consistently charging me below the market price and make good money by being efficient.

My family consist of my wife, our 2 month old daughter, mom and 2 sisters. 

I do a credit and background check at the time of application, which seemed to cut down on inquiries from potential tenants who would not be consistent with payments.

The best way to do that is to be super consistent.  

97% fail because they are unable or unwilling to do what the 3% who succeed do, and do it consistently until they hit their goal.  

Do you consistently use 23% of do you vary that higher or lower based on age and anticipated maintenance?

Here are some things you want to look out for with whoever you work with and what to avoid.Don't allow financing or a finance contingency (it can be a good indication they are selling above market value)Don't allow for your own independent property inspectionAre not realistic with their pro forma's (i.e. they don't include vacancy or maintenance projections or use unrealistically low vacancy factors)Require you to pay for any renovation upfrontSell only in cheap. low end neighborhoodsDon't accurately represent the neighborhood/property classificationDon't have consistent rehab standards for all propertiesDon't provide a scope of work for the propertyCan't provide references of repeat investorsRequire you to close before a tenant is in place

I have been using RVM / VB consistently for a while now and the work and efforts are starting to show!