If you can get in with the right subs and be a consistent source of business for them, you'll deliver product lower than what the local market can.

It seems ridiculous.My expenses usually look like this:Taxes - tax appraiser calc at sale priceInsurance - guestimation of my house and fiance's condoMortgage (+mip) - 1.15% (of purchase price - down payment)/12Rental Eff - 11/12 * monthly incomeHOA - Utilities - (check for seperate meters in listing or not ~150-200 per unit)Lawn - 100-150ishCapX - roof sq ft times $6.00 (difficulty multiplier) / 30 years / 12 month ; # water heaters ; # HVAC ; # wall shakers ; Septic Tank pump out per 10 yearProperty management - 1/12 of monthly incomeOther - usually left blankMy Income is usually whats listed.

Consistent performance less management. 

@Ryan Battista1) I'd buy a high equity absentee list and mail those consistently.

And he has been in real estate for over 22 years, which not very many people can say.In our family’s business dealings with him, I can say he has always been consistent over the past 4 years.

i took a practice test till I was consistently passing( 3 times ) and signed up. 

At that point it just comes down to consistent marketing and playing the numbers game.I think an argument can be made both ways on coaching, I've used business coaches in the past and I still use what I learned from them.  

As a million $ producer back when the "dinosaurs roamed" (the eighties), I gave her an insider's view:  it's a "people & relationship" business where consistent hard work earns trust to be successful; we're both good with math and family budgets; and we could do this wisely by using BP and investors we've met at REI, who have encouraged and are willing to mentor us, if necessary. 

One of my go-to REALTORS consistently hits it out of the ballpark for me.  

I like absentee because they will be less emotionally attached but I think pre-foreclosure lists are good too in terms of motivation, but you have to be consistent with your marketing.