I also will add… I do all this in a very nice, polite, and professional manner.

The best defense is hiring a professional to check credit, criminal or court records or learn the process yourself.

You can only take this deduction in an unlimited amount if you are a "real estate professional".

How is the best way to deal with this situation and address it professionally and expeditiously?

Of course, the E-Myther in me could also argue that the advanced stuff should be outsourced to professionals.

Hello,

My name is Andy Nathan. I am a mortgage specialist out of Illinois who can work with many types of real estate investors to achieve their financing needs. I have worked on investment financing on every type ...

We painted the cabinets, filled tons of chips, changed the doors by custom ordering them for the customer in their choice of design by a company we have an account with that has them made in Mexico for about 30% american cost, painted sink, also the appliances in professional grade metalic stainless paint, painted floor tile in a high solids porcelain urethane white after an aerospace use type primer and a high solids chemically hardened chear coat, and matched the backsplash the same way.

Don't forget to add in all the items that everyone leaves out of their APOD when they are marketing their property (management cost, repairs, professional fees, etc) With a 12 unit depending on what your business plan is shoot for $800-$1200/month positive cash flow.

That makes me sound unprofessional, and 10/10 they decline my offer, not because it was bad but because I sound professional.

I think as long as you keep yourself groomed and showered along with a professional demeanor that is what matters most to buyers and sellers.