This goes back to doing more due diligence - talk to investors who have properties in those areas and to 5 experienced property management companies (instead of just 3) who will tell you what properties are renting for, potential problems, tenant base, etc

As the landlord we set the standard, I set my security deposit based on the risk level to me as the owner / manager. 

So any person that comes your way, you evaluate them based off the probability of the listing being closed on(via representation as the buyer or seller, or both).Someone offering 10% under list isn't a tire kicker; they're looking to get the deal done.

The house is a 3b/2ba 1,895 sq ft home but an additional sunroom built in which brings sq ft up to 2,055 (based off tax records my agent found).

I would take the 80% and flow until rates drop and refinance .

For our first-time OOS experience, we established a Nevada-based LLC Then we started investing in the MidWest, SouthWest & SouthEast. 

Based on my experience, I strongly believe that investing in a Hollywood property with a pool can provide the best overall return on investment (ROI) and speculative value growth in the area.

There must be quite a gap under those doors.And what about all the base molding?

They trust me based on my rep on social media, Youtube, etc and if they don't trust me, they learn after 1-2 offers are submitted (not high enough) and they do not get property.

Please someone tell me the logic on how costs on the buy side will drop with less agents.I can see good buyers agents commanding over 3% because they are worth it and will be operating against a bunch of poorly trained flat fee discount brokerages.