My agent wasn't surprised when many of his clients wanted to shop around.

So far I've not gotten one singe call from the postcard which surprises me.

Also I would over estimate the repairs because if you have to turn over the units that cash will come in handy while eliminating to many surprises.

IMO you should have a separate fund for your personal well being, 3-6 months worth of bills in cash just in case.If you have that you should also have 3-6 months worth of bills from your investment property. because what if there is a surprise or its a bit harder than you thought to get a good tenant and takes some time.Typically an investment property will be 20%-25% down, though I do believe you can find 15% down loans these days from some online lenders.There will always be surprise costs and fees when buying a home such as taxes up front, title search, other closing costs, etc.If you are rehabbing I would take whatever you think its going to cost and add 25% just to be sure.  

Newer homes would have much less rehab needed as well as surprises. 

Taking these steps prior to mailing the sellers will result in you saving time and encountering less unwanted "surprises" down the road.

The AE also had there internal appraiser look at it and they noticed errors also and were surprised by the errors. 

I understand the long term maintenance but  I was surprised to see it be such a deciding factor.

I was surprised at how wide the spread in the bids would be.What Will I Do Different Next Time:My goal is to acquire 100 units over the next 10 years.

I have held a lot of jobs and never have gotten more satisfaction knowing that everything I do is for me  and my families' future than right now (yes I know I am selfish).I say if you are hesitant and waiting for that perfect moment just stop an place a bet on yourself and you will surprise yourself at how much you can accomplish.