I think your difficulty selling has a lot to do with timing, not just a market shift. 

Do you need an established business to create an llc?

I should have joined an established brokerage with great tools and training right off the bat.

Sometimes you have to discount it a lot to be break even.

I do agree in not giving away the free rent, but something like a gift card for Amazon, Dinner, a donation to a charity that means a lot to them especially this time of year. 

So in HI we start the process immediately after the closing, but we have paperwork and everything established 3 weeks prior to closing.

Hi David,Ouch, that makes sense though, it's like hitting the lotto. 

Lenders look at your experience on the asset class when determining your eligibility for the loan. there is a lot to learn in this area.

Also, I know that $262-$362/mo. in net cash flow might not be a lot to many, especially west coast folks, but to help paint a picture of my current situation: My own monthly expenses are only $750/mo (PITI, utilities, phone/cable), so $262/mo. is almost 1/3 of my monthly living expenses.EDIT: I updated the numbers because I realized I was using old info.

I have some contacts, but yes, I'm realizing I need a good agent/investor and lender to establish a good foundation to start.