I admit it's not my favorite one out there, but it still has some good properties to invest in.

That time the formula was wrong in my favor.  It

Huge favoritism goes to owner occupants from banks/lenders.

They aren't my favorite because we can't raise rent ever.

My favorite tenant is a straight shooter. 

Musical chairs comes to mind.  

There's no way that helps the seller who is very very nervous and anxious about selling their house and getting enough money so they can not have to pull money out of their IRA or 401(k) to sell their house.I look for no equity deals from agents that are frustrated.My favorite leads are "expired leads" where the property most the time was not priced properly, so the listing died.And a lot of these houses that are not priced properly,  very little equity, and the seller is trying to make enough money so they can sell and move, and not deplete their savings.There's three strategies that can be used with low equitySubject to existing financingWraparound mortgageLease option then assignSub2 and the wrap have a due on sale issue, but the DOS can be managed.Lease option and assign, with 12 month leases that can be extended, is a great way to assist a "no equity seller" and get you a 3% commission UP FRONT in 60 - 70 days.Having a CASH OR TERMS listing presentation is helpful.Read Chapt 10 Creative Financing of http://www.amazon.com/Shift-Estate-Agents-Tackle-T...If you have a fidiciary duty to serve your seller as a listing agent, then present these solutions.And make money where other agents ignore these sellers.

What is your favorite real estate book ?

Which ones are your favorites and best for you? 

More on this later.c) Make sure I have clipboards and pens.d) Make sure I have a blank sample of a lease (its required in my area to have this available to applicants before they fill out an application).e) Business cardsBefore the Showinga) If it's my first showing, I'll arrive a while before hand to set up the showing items.Visual - shower curtain liner, towels and hand soap in the bathroom, vases of fake flowers around the place in pleasant colors.Auditory - I use Pandora radio to play classical music at a soft volume.Olfactory - I place Air Wick air fresheners in apple cinnamon scent in one or two places in the unit.If it's not my first showing, I will have left these items there so I don't need to do this step more than once.b) Sweep, vacuum, or mop.