Would minimizing your personal debt, therefore lowering your monthly payments, therefore increasing your saving potential, be the right move for your overall position, before moving into real estate?

A lot of wasted money.

Solid rental market, steadily growing economy, minimal, but steady appreciation.I have about 13 rental properties, am a realtor, do rehabs, and am building new construction duplexes and townhomes.

I want to send spot on numbers and not waste the buyers time.

I'd make a list of what needs done and see what can be done to minimize the delay - try and create a timeline to give to the seller and buyer based on talking with the agencies/inspectors/bank/etc. and when they think they complete what needs done.

Respond with minimal enthusiasm if they seem suspicious or dis-ingenuous. 

Surely these numbers don't mean that investing here is a waste of time?...

I do screen tenants prior to showings so am not wasting time with those who may not be qualified.

@Marcus Koonce never hurts to start, but if you don’t have financing lined up I wouldn’t bother wasting sellers time.

Trying to understand the next steps so that I don't waste a sellers time while trying to get my feet under me as a new note investor.