It took 2 years to find a realtor who is willing to scour the MLS for suitable properties,  show me 5-6 properties a week, write up all the offers, talk to the listing agents, and have skin that is thick enough that he is not "embarrassed" by my cash offers.  

The person with the $$ has more skin in the game and will lose money if the deal goes bad.

BEAUVAIS I believe rents will continue to appreciate at a reasonable rate for B+ property, as potential buyers still have difficulty getting approved by lenders and need to rent. 

I think even with sweat equity you will need some skin in the game, but look around BP and search some people they are here. 

They will expect you to have at least 25% of skin in the game plus all closing costs, ect.

Sometimes as little at 2.5% of the investment, but investors like to know that you have skin in the game.

You've got a tenant in there who has skin in the game.  

In a rising market the management issues don't show up as much because people overlook them and many buy on pro forma.When the market is weakening due to overbuilding or job losses, these poorly managed properties will have difficulty selling thus leading to rapidly falling prices.Shortly after this part of the cycle is the time to buy. 

Good to know that a tri or 4 is more difficult. I

One of the reasons I have such a distain for gurus is that they approach any situation as some simple step by step process, nothing in RE is like that and there are different degrees of difficulties in strategies that are not understood by new investors, dealing in or near foreclosures is the most difficult in residential or even commercial deals for an investor type.