As others have said, read all the posts and you will begin to gravitate toward one or more of the strategies that excite you and fit with your particular financial position, or personality, or time availability.

When a prospective tenant calls you can chat for a few minutes to determine if it is a good fit for you and them.Once you describe the property, the rent & deposit requirements and any qualifications that need to be met (credit, pets, lease term) be sure and ask if all this meets their needs (and yours).If yes, absolutely give them the full address so they can drive by or go ahead and schedule an appointment to show it.If they say it doesn't meet their needs then no need for them to have the address.Be sure you have their phone number and call to confirm before you head out.I have had success with Craigs List, sign drive bys, newspaper, MLS.Communication is the key!

So I walked the lady through there to give her some ideas.

I'll be honest that I don't do this personally but I talk with my dad every time he does it and he walks me through it (Outside of one commercially zoned 3 flat, he still has me buying sfrs and holding off on commercial till later and based on his success, I listen to EVERYTHING he has to say).

After the transfer taxes and all my expenses above I should walk with 12k.

So, even if the seller says "yes", the buyer can still just walk away.That said, I've heard people (well, OK, guru's) talk about faxing out massive amounts of LOIs directly to the listing office, hoping to get a bite.

Also if I do get the contract and she thinks it is just between her and I, then how do I explain the need for investors to walk through the property and see if they want to buy it from me?

It's not a walk-through.I always meet my inspector and walk through with him to get his verbal comments and advice on what it would take to fix each item.

It also says that all kitchens, floor coverings, window treatments, HVACs and light fittings (for example) must be replaced no earlier than half-way through the lease, and the property repainted upon vacation.

Please message me back or make reply comments for me if you have any suggestions, comments…Thank you,Brian YakiwchukPS if I placed his in the wrong place, Im sorry, please inform me and i will try and repost it where I think it most fits