For example, one steady red flag I've noticed is if the tenant tries to overly sell themselves almost with a rehearsed pitch before you even start asking questions especially. 

Hello, I'm Katelyn, I'm looking for guidance from like minded individuals who are more rehearsed in the world of real estate. 

Rehearse your approach and conversation so you know when to guide the conversation to a predictable outcome.

I do a Mental Rehearsal before starting a project.What do I do if X should happen?

We spent way more time discussing the name of the band than we did practicing music, let alone rehearsing together.

Contingency planning (stress testing and mental rehearsal).When I bought my personal residence in the 1980s, for example, my budget was tight and I forsook earthquake insurance (most Californians don't have it).

What it said in that book really made sense to me but at the time I thought there was no way I could do anything about it to start changing my financial life while I was in college so I put it aside amid 22+ credit semesters of college and working part-time jobs, while also always being rehearsal for a play or musical as a theater major.

Those who wanted to sell had to lower their asking price, which created a vicious downward spiral, since once one seller did it, other sellers had to follow to stay competitive.These "100 year floods" may not happen that often, but investors need to think through them ahead of time ("mental rehearsal") to know what they are going to do should they ever occur.

while the shows might be fake and rehearsed ... the prices sure arent.

Rehearse your script aloud before you begin calling, each and every time.