However right now even the highest rates we can offer you for an investment are still carrying points. 

I even offered a discount for the first month rent, and I'm either getting flaky people or scams.

It bothered me when she insisted who cashed the check even though I did not say it has been cashed.

My point is the process of investing in real estate is not as fluid as it seems and for busy people it may even turn them off or they may just start splurging money and expect high cash flow and that won't happen.

Quote from @Austin Prewett: The land comes with the house, so you're looking at the value of the entire property.The only reason to consider the land separately is if you plan to tear down and build on the land, but even then you are considering what the final value will be with a home built on it.

My cold caller even said it was the worst data he's ever seen in 3 years.

You may even consider selling under seller finance which is something I did on one of my properties last year that I had a 2.6% rate on.

Also the OOS investor is doing a lot better as PM services have moved up in quality a ton compared to when i was working those markets in the 2000s.. lets also keep in Mind Ohio and MIchigan got HAMMERED in the GFC the professional note buyers of defaulted notes for a few years post GFC would not even buy that paper it was so bad.

An audit can happen even if everything is correct.

Plus, you will likely find more buyers if you offer compensation to a buyer's agent so even if you don't hire a listing agent you will still have commission expenses.