If they don’t have any of those things and make 3x rent and provide good references from previous landlords then it’s usually fine

There is a free website called CountyWise.com that can help.

Fred website shows vacancy rate was 11% in 09 and for those buying 5 caps assuming 5% vacancy, are betting on perfect conditions for their loan term.

I can understand if a referral agent didn't make any money because they didn't refer many people, but it would be very disappointing if a referral agent referred many quality leads but still made no money.

I'm looking for references for a good tax advisor to help with my first year.Thanks!

@William Murden , 6 units falls under commercial loans. (1-4 units)are you referring to commercial conventional loan? 

If you can speak to the landlords directly (not to property management company) you have a chance of getting a deal.Be sure to be honest with the sellers that your not the end buyer: they'll find out anyway at closing and if they feel you were honest with them, they might come back for another deal or refer a friend.Good luck!

Another idea is to get a website advertising that you can get their house sold quickly, no fees, etc.

What programs/websites do you use to track your portfolio and/or net worth?

What are the pros and cons of buying properties at auction from auction websites like xome.com?