We've been doing the landlord game for years now, and what everyone else has said is pretty spot-on.

It is easy to spot a genuine, good person.

It all depends on how much time you're investing, your base level of comfort coming into the process, and what your ultimate goals are.I think you need to be comfortable enough to quickly analyze a property and understand where the blind spots are.

You are not confused at all...in fact, you are spot on. 

This is spot on George,Most people don't know what they want so they just go to college because they've been conditioned to follow that path.

@Caleb Heimsoth's advice was spot on. 

The color is good but the texture is all wrong and extends 6 inches beyond the damaged spot.

Family is all close and we still use that property as a family type spot.

The POF I sent the seller wasn't enough for the 20% required from the lender and the seller addressed that; you're spot on.A couple of experienced BP apartment investors have reached out to me via inbox (vs this public thread) and they're graciously looking at the details of this (and other apartment(s)) where I'm direct to the seller.

It's pretty unlikely anyone's going to bring you that stunning off-market deal when they already have relationships with other investors that have actually closed deals with them and can decide on the spot within 15 minutes if they want it, and then actually close once they've decided with >90% certainty, but sure you can go to other agents with "hey I have a main agent but if you bring me a slamming deal I'll use you as my agent to purchase it."