In fact, all it took was proving to these agents that I could (and would) deliver on my promises when I submitted a contract.If you can get into the habit of following-through on your contracts, not backing out of deals, not missing closing dates, not making transactions complicated or difficult, etc, you will ultimately start to build relationships with the agents you are buying from, and in a year or two, you'll be one of those "incestuous" investors.

Your time is what you need to get in the habit of valuing.

Plus I carry 24/7 as a habit.

I have learned a couple of things though from the time I have invested here.1) Building RE connections is vital to RE investing in general. 2) Good communication skills are important.

So long as your properties are maintained to habitable standards it's not really a big deal in my opinion.

Start fixing your credit (if it's not already pristine) and develop the habit of saving up money that you can work with in the future.You can do this all while looking for a mentor/putting your work in.

Maybe you can put some of the maintenance on the tenant buyer, but some localities have "habitability" laws that govern the maintenance.

I will attempt to make it a habit to get on to post real ideas. 

., GovernorDEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENTDIVISION OF CODES AND STANDARDSSTATE HOUSING LAW PROGRAMNovember 9, 2016INFORMATION BULLETIN (2016-06) (SHL)TO: Local Governing BodiesLocal Code Enforcement AgenciesFactory-Built Housing ManufacturersInterested PartiesState Agencies and DepartmentsFROM: Richard Weinert, Deputy DirectorDivision of Codes and StandardsSUBJECT: 2016 California Residential Code (CRC) – Change to dwelling unit requirements for minimum floor area, and current rulemaking cycle proposal to repeal efficiency dwelling unit requirements from the 2016 CRCThe purpose of this Information Bulletin (IB) is to notify local governing bodies, code enforcement agencies, and factory-built housing manufacturers of changes to the 2015 International Residential Code (IRC) which were adopted into the 2016 California Residential Code (CRC) and will take effect on January 1, 2017, which will allow for design and construction of dwellings considerably smaller than efficiency dwelling units.Section R304.1 of the 2013 CRC, based on the 2012 IRC, requires all newly constructed one- and two-family dwellings and townhouses not more than 3 stories above grade to have “…at least one habitable room that shall have not less than 120 square feet (11m2) of gross floor area.”

But for those making a habit of it, it just doesn't seem to make much sense IMO.