@Sophie Thomas, you are on the right track.  

I track both rentals and rehabs there.

I wanted to hear some feedback from those who have done or are doing lonnie deals and tell me if I'm on the right track.

That thread can be found here for those interested in reading along: http://www.biggerpockets.com/forums/30/topics/45339-first-lonnie-deal-on-the-right-track-I have received a huge amount of support from people who are testing the waters with their toe but have yet to jump in for fear of the un-known.

After three attempts we try every 45-60 days with a call from the leads manager plus the automated text (local phone #) & Sly Broadcast.We track all outbound calls in Podio know by each day how many voicemails, no msg left, and contacts made happen during her outbound calls.

What's their track record with investors?

No doubt that "cash for keys" won't work - they are going to stay in the house as long as they can, and I need to process with eviction ASAP.I'm thinking of just talking to them and explain them that if they trash the house we will all lose and none of us wins.Looks like she is a public employee and works for the Postal office.Sacramento is rather small, and I can somehow let them know that if they trash the place before leaving I'll make my #1 priority to make their life very difficult.That first I'll track them and notify their new LL about them and he will start eviction immediately.After that I'll hire a few kids and let them check out CLs and make sure that each owner who offers place for rent in Sac and 100 miles around will get e-mail with their names and a warning.

Referrals are also a great way to borrow a trusted source’s familiarity with an operator, and this is something I have leveraged heavily with many of my investments.Track RecordThe most important item to consider is an operator’s track record.

From my analysis, and with our track record, I know this property is worth 50k per unit in gross rents (duplex).

@Dave Foster please chime in on the two dollar amount conditions, and of course any other thoughts you may have.if you don't transfer enough to satisfy the requirements, the "excess" is considered what as call the "boot" and you just pay taxes on that amount.Just remember, before you start that this track that once you start you kinda need to keep going until you "drop" --- i.e. die.