Say a deal lands in my lap tomorrow, and I have everything in place to pull the trigger on it.

RE is an industry that tends to reward those who stay liquid and wait for things to fall into their lap.

Always deals to be had, what sort of geographical boundaries do you have?

Another concern is that yYou're using city boundaries for your data set which is a bit limiting and precludes apples-to-apples comparison across multiple cities.

I would suggest driving for houses with a target mailing to only properties that you identify via your drive for houses.  

I have an agent proposing certain terms and I'd like to get these terms here at BP.One of the terms proposes that agent can sell property for 185k if he can sell it now (via off market, other investors, etc).

I do this via calls (VMs), text messages, and emails so I that have a record.If after 5 days of trying to contact them in all ways that I can and even stopping by to try to talk to them at the rental I will reposes the property and store any items they have left behind as required by the law.  

And yes, its good to network and share tips and advice via BP.

If you are in the Atlanta area and you want to experience the rehab side of a SFH, please reach out to me via email.

I'm new to personal real estate investing, but have familiarity with the field via my full time job (commercial construction banker) as well as study I've done on the side (books, podcasts, etc.).