It's been working out for us well.But about how to select good tenant, for the tenants we evicted, we were never asked to give landlord reference, either their new landlord does not do landlord reference (which I feel sorry for them), or tenants only give landlord names that they think would give them good reference (which make sense, haha).

No sense of humanity.With that being said, offer them a chance to pay half now and the other half within the next two payments.

Any leads where we could sense decent motivation we set an appointment to walk the property, estimate repairs, build rapport exactly like you mentioned.

If investors get the sense that your serious(regular posts/comments) they are more likely to work with you.  

I'm tempted to list some of my properties for crazy prices and see what happens.My advice to you would be to put in an offer at a level that makes sense to you.

I would start by attempting to understand seller motivation: if the rents make sense/cover the note and the ARV is 50k, why is the landlord selling at such a reduced price?  

If it passes there (it's rentable as is, or you can accurately determine a cost to make it rentable,  and those numbers make sense) then you need to put it under contract.

I have heard though that tenants paying is common in some areas as well though.Good Luck!

How common is for investors on buying side to give commission to his agent if the listing has less than agent expectation of 2.5% for buyer agent.

I've been networking with lots of CA people but have found one common denominator....that CA is EXPENSIVE lol but its all relative right.... send me a text or email!