Maybe "homework" was a bad word but more of a take away sheet knowing the vital information so they can move in on time.Thanks so much for the great responses.  

What's going on is a political thing - layers are useless and their advice is not worth much if the realtors effectively redefine the basis for the way the laws are interpreted, which is exactly what's going on.

Depending on the response, you'll either have to wait longer, get hung up on, or have a chance to ask some vital questions that just may get you a deal.

Well, these properties go vacant and become blights in a neighborhood.Agents play a vital role for the vast majority of real estate transactions.

Alas, @Aaron Mazzrillo has spoken words of true wisdom.We like to do the really targeted stuff (absentee, probate, etc.) but also like to layer on top of that some very broad things like EDDM, door hangers, etc.

@Amanda Han taught me that getting a CPA who understands real estate is VITALLY important, from the start.

I agree with you 100% at the very minimum education, and a very extensive one is going to be vital.