People want to know they are working with an agent/business that has experience and the know-how to deliver. 3) Ask questions related to their needs so you can exceed their expectations while finding the right property for them.

I have the following language:Title must be delivered at closing by GENERAL WARRANTY DEED unless otherwise stated herein, and must be fee simple marketable title, free of all encumbrances except: ad valorem taxes for the current year (prorated through the date of closing); utility easements and inviolate restrictive covenants that do not materially affect the value of the Property; and such other encumbrances as may be assumed or specifically approved by Buyer.And:Unless otherwise provided, the following items shall be prorated and either adjusted between the parties or paid at closing: (a) Ad valorem taxes on real property shall be prorated on a calendar year basis through the date of closing;I believe that covers me?

Do put money aside for vehicle maintenance, as delivering pizzas will wear out your car.  

Overpromised and under delivered i mean did not deliver.

The property will be delivered vacant, as the current tenants are not paying rent.

Is there a company that will store the cards for me, and send them out each month, or am I better off just getting them all delivered to me, and sending them out myself each month?

Performing loans should deliver back return in cash flow.  

We just went to Home Depot and bought appliances to be delivered the afternoon of closing.

They deliver next day! 

We do this around the country, and we have a solid rep by delivering on our word since 2009.BTW, there's only a handful of REITs and many of them have strict criteria.