I'm sure that you'd love our hands-on approach and detail in protecting your investments.

I have a really dumb question that may not be so dumb, but is making me feel dumb because I don't know how to approach it so here it goes:What types of questions should I and have to ask when I'm talking to REI's? 

Approach it professionally by saying that you want to introduce yourself and  you plan to institute a payment change, the lease says xyz,  is that who you sent your rent to for the 1st? 

@Linda Weygant With this approach, every newly purchased (and mortgaged) property is almost guaranteed to raise your total DTI ratio.Let's say the target max DTI for a conventional mortgage product is 40%.  

I find the hottest zip codes to invest in but I'm not sure how to approach the buyers agent listed.

I am not sure of what approach you took with the tenant....a diplomatic/problem solver tone is always best.Apology. 

Know I'm confused all together about my approach , which leaves me stagnant doing nothing.

If you are buying a C class property, the JV approach is much better than working with a Turnkey provider because their financial interests are aligned perfectly with yours.Rule #2:  Avoid The War ZonesAll lower income neighborhoods are not the same.  

How can I structure a deal that the seller is very motivated but owes $128, arv $150k, and needs $5k to move into assisted living?

If you go through BP and research how to send a mailer, you will find an unbelievable wealth of information for free.I'm not sure limiting yourself geographically is the best approach at the beginning of your career.