Just remember that the harder it is for you to reach the owner, the more likely it is that other investors haven't contacted them and you have a chance to get a better deal. 

What are the chances of getting my offer accepted for less then the list price.

The more people you have looking whether by sight or ear, the better chance you have finding what you want.

Cool graphics.Purchase price + rehab equaling ARV is not the most favorable but I would still proceed if you are confident about the area, the ability to get good tenants, see a good chance for appreciation, and if you are in for the long haul.

When I am speaking with a lead in Delaware, do I have to disclose I am a realtor in NJ, even though there's no chance I can list their property and am not trained on Delaware State Law??

However i've picked up several nicer properties and have 6-8 parties per property willing to pay application fees to try and get a chance at the property.

In all states, all 50, there are similar laws, gurus filled your heads about equitable interests and rights.

I would not waste too much time because it sounds like she is in no rush and quick cash will not be a life saver for her.Also, advise her to consult her own contractor to see what repairs would cost for her own knowledge.Most importantly understand there is a good chance the Realtor will take the listing at the inflated price.

If that's the case your investment has a better chance of having a lower vacancy rate.If your school system was very strong I would be doing the opposite and looking at single family and units with 3 and 4 bedrooms to I could attract the family that wants the schools.

So from all the comments I am getting the chance of getting the bank to lower their price closer to my offered price is not going to happen unless I can somehow justify it.