This wasn't due to my exceptional landlording or marketing skills, but simply due to the weather finally improving.

It can be due to some unexpected expense, some unforeseen health condition that requires spending lots of money or may be simply because planning out the monthly budget ended up costing huge amounts of money.

I did loss mitigation for a while and it seems so many people simply don't know that they have options.

Now, most of the sellers are using ebay as a store front and their starting price is simply the price tag and you can pay more if you want to, but why, when they just keep posting the next one that is identical to the 100 that went before it?

If it is to simply put the property under the LLC's name, you can do that at closing.

You just simply engage the other person in conversation and ask more questions than them.

I see that you are just starting off so my advice to you is "Just go out and buy a property" and it is like clock work from there.This is how I started.I did everything that you did and it was a complete "waste of time'.So instead of "looking for customers" I "Became one" this is the best start if you want a deal you have to go out and find the worst looking house that you can find location does not matter either.You may have some rehab cost but consider this "The cost of doing business" after you have completed the work post an add in your local paper that just simply says "Newly renovated house will work with any buyer" and just sit back and watch the vultures come.Where you went wrong is that you did not think aout "who" your customer is it is called your "Target Market" and starting off it is other "Investors" .The "WE BUY HOUSES" market is "flooded" and you dont have the resources to compete first time out.So follow this and you should be good.GET THAT MONEY MAN!

If real estate investing is done the wrong way, it simply becomes another job that you hate.

How should i detail the offer/contract so it is a win/win situation...

I tend to go the postcard route more often and I simply use the USPS.