I would avoid getting too detailed; leave them wanting more.The key is being prepared to provide options so you can solve their problem.

The more you do that the better you will be prepared when the good one comes along.

However, it may be better to partner with or hire someone that compliments you, rather than trying to change who you are.If you are committed to change, then sign up for the Dale Carnegie Training program.

Make sure to shop around and connect with a variety of lenders in your area so they can explain the many different programs / loan options that are out there. 

My understanding from a podcast, the reason to get in writing they're leaving is so when I go in after the 12th to prepare for next tenant, they can't raise hell saying I violated contract by entering.  

@Derek Daun, I don't believe PenFed's program would fit as you have too many properties, but I could be wrong.

Sounds like you could use a little guidance, maybe try joining a coaching program.

@Tom Canterino I'd recommend talking to a good mortgage broker, they are often aware of many loan programs that can help with that kind of thing.You could also consider bringing in a partner who can either loan you some of the down payment or some other creative solution (e.g., initially unequal co-ownership but where you could buy back X% over time until you get to 50-50, or something else entirely).Seller financing, as @Dennis M. said, is another great creative strategy, it's a variation on the partner theme, except the "partner" is debt partnering with the former owner.

Liberty Bank has a "Good Neighbor Program" which permits investors to get discounts on rates for properties in a CRA area.

I am also preparing to acquire property in GA so I am in need of some tax advice.