It's easy for local people to say Detroit/Cleveland/etc is cash flowing so much, when they are local (and most of them are turnkey guys here).I know even in my rental market, I bought my last 3 properties from long distance owners that thought they should be making $XXX amount but are basically making half of that.

Which is to say that there should be margin of properties that you view in person where you say "well, it's not what I'd hoped, but why don't we offer $XXX?" 

We are buying cash flow to live on and our only concern is how much we would have to invest to get xxx rent rate.

It needs to include a line that says something to the effect of "Buyer is likely to present an offer to Seller that includes a Buyer's Agent fee of 0% to 3% which may be as much as $xx,xxx that will be deducted from Seller's proceeds at escrow.

I am doing this by XXX as part of my marketing plan.

And if you would offer a lot more than it is listed for consider something like $1000 over the highest offer up to an total of $XXX,XXX.

People actually buy houses to live in as well, and may pay $xxx for a home when that price doesn’t work for an investor.

We are interested here is our offer, (agency) we can not accept this offer but we would accept xxx.

Yup ‘I quit my job’ / xxx doors by the age of 19 / XX of equity in 2 years etc.

It's always "when will XXX happen?"