So they're out there, I just don't know how to find them efficiently. =)Thanks for the welcome!

The capitalist market is remarkably efficient in correcting pricing errors (outside of a monopoly, that is).If no one is willing to purchase that property for $250,000, it won't sell for that price.

If he agrees that the actual expenses are 45% to 50% (and he admitted that his are), then it seems to me that my agenda is to ensure that investors, especially newbies, understand the REAL expenses as opposed to over-estimating them.

To send in 400 offers, you must really know your area very well - even to ensure they are low-ball - or are you sending in offers and then relying on the due diligence to determine whether to proceed?

But my properties in Indiana have them and they need to be replaced.What has people's experience been in terms of just getting new energy efficient windows installed instead of using storm windows and having to pay to have someone put them up and take them down every year.I do pay the utilities on a 6 unit converted house, and the bills are high, so I am thinking it might be worth it to just convert over to the newer windows and not mess around with storm windows any more.

The stock market is very nearly an efficient system (that is, there are few real "deals" out there, because changes in a companies value are almost instantly reflected in its price) so your only real source of income is long-term appreciation (or maybe dividends if you go with a more conservative portfolio).

Pay 20% down avoiding PMI and improve it with energy efficient windows, architectural roof, landscaping etc.

I stand by the statement that PM is a cost center and it is focused on reducing expenses and operating efficiently.

if not you need to look for ways to increase your existing rents or leases to procure or leverage a higher net income from your properties.There are many avenues you can do creatively you just need to find the one that can work the best in your scenario.To question # 1 Yes you can owner finance a buyer but make sure you are protected in the transaction to ensure you have some monetary committment if your buyer defaults.

Each property can have its own workbook and as long as you ensure that you are not co-mingling funds and 99.9% of your income and expenses can be traced to a bank account or receipt log, then I think excel is a good start.