That way I don't waste time showing a 2nd floor unit in a fourplex to someone wanting a house.

They are probably used to a ton of people shopping but not doing anything and/or shopping a ton of people and wasting everyones time.Too many people try to shop around and be ultra cheap.The best customer already has an idea of costs, and is reasonable.

Saying something vague like "I have some projects and then possibly other future projects" sounds like a lot of time wasted for the contractor.This is what the contractor wants to hear.

We maintain the yard weekly (over 2 acres) and at first they did good about keeping the dog waste cleaned up.

I think it is a waste of time.

Dont chase deals, use your criteria as a filter to weed out properties that will waste your time.

Just roll the toxic waste barrels off and start hauling out sand..Good luck!

I've been fortunate that my Duplex has had minimal turnover so I've decided to self manage.

Yet, it isn't clear to me as to when is the best time to start building the relationship [when you aren't exactly ready to buy] without wasting the RE agents time? 

Dallas used to be great but prices there now are higher than before the recession and cash flow has gone more minimal and with a lack of inventory.