These are some of the incentives I have structured with home sellers that had the most impact:- Offer a no-cost mortgage (agree to pay for closing costs)- Offer a below market interest rate mortgage program (agree to pay discount points or fund a interest buydown program)- Offer to pay X months of the new homebuyer's mortgageFor other ideas, look to the builders in your area as they are using every conceivable incentive to move their inventory.For more ideas, check out this article in USA Today (http://www.usatoday.com/money/economy/housing/2006-07-27-new-homes_x.htm).

In my opinion Aresenal heights is a no brainer for appreciation.  

We have had a few deals come through that look like good deals, but either can't get the seller to answer/return our calls, the seller is a no show or cancels appointments to meet us at the house, or we have found out after an appointment that the seller has liens that he/she failed to mention that put their owe balance way above our MAO. 

It could make the option a no go. 

As a newbie myself, I would like to encourage other newbies to see the blessing that can be in a no.  

I have purchased another one in December but since it was a no money down deal, I'm not counting that one. 

It's probably a no on that.Did this tenant sign a move in condition form noting any problems and they were accepting in current condition??

Some of these websites even state that it will help get your pet into a no-pet complex or on an airplane.  

For example...A) No offer madeB) Offer made - rejectedC) Offer made - accepted - no closeD) PurchasedE) WholesaledF) Purchased by someone else     1) Purchased priceG) etc...I'm sure there are more options you could put here that I'm not thinking of or don't know aboutThese tools would provide some amazing value to investors to keep track of their deals and offer acceptance rates, etc.

@Char Prado I do have a no smoking clause.