When I network with people, it's not about me - it's about the person I am talking with.Then I follow up and build the relationship through constant communication.

It's not necessarily the best property but the best situation that fits.For example, ideally you'd have a perfect property requiring virtually no repairs, just vacuuming perhaps, and plenty of time for you to find a buyer after you've tied up the deal.You are actually using your skills as a negotiator to assure the seller that you have the ability to close and solve the problem(s) that they see as most important within the timeframe that's agreed upon.Truth be told, most abandoned properties have combinations of both people and property problems.

What shouldn't be expected is your agents poor communication and seeming lack of resolve. 

I"m not an expert, but my understanding is that the exchange needs to be in a similar legal structure, i.e. if you're going to buy the apartment in an LLC, the SFH would need to be held in an LLC.There have been discussions of a 1031 for one of the apartment LLC's I'm a member in, and what was communicated was that every member (at close) would need to participate in a 1031 to make it work.  

Just communicate what is expected and understand that enforcement is hard but its easier that having to deal with the large  headaches of not being consistent."

I am fresh out of the BP classroom on wholesaling I have a seller that I am communicating with and they asked me was Iooking at the house for a flip.

The benefit I would see to this for the investor is my actions on site directly reflect my revenue thus more at stake than just hiring a person to run it for us.That being said, @Jon Holdman , you make a good point and actually I think my communication or explanation of what I want has been off because the way you explained it is what I was really looking for.

 I was wondering if any of you have a virtual assistant and have had moderate level of success? 

I would keep searching to find a realtor in your area that is hungry (new or works with other investors) to work with to have them submit offers for you and to be able to communicate peer to peer with the other agents and see which sellers are truly motivated.  

All listings may not be exclusive and the option granted within the contract period has a bearing as well, communication is no longer necessary over an option period.