With that said, I personally try not to leave any money on the table and do so by pricing my properties at the highest level I can that will still get appraised at that value and still attract enough buyers to get a quick sale.In addition to this, my properties have the extra touches and quality that the listed competition does not usually have, thus I can ask and get my price most of the time.

As far as yellow letters and post cards,  what do you mean when you say "need to be done on the educational level"?

I tell them it's for tax purposes, which it is, they don't care.Other option, give your buyer a signed contract, little risky though.Last option, also a bit risky depending on your trust level is to have your buyer sign it then assign it to your LLC, you can assign multiple times.This is the tactic I will use moving forward if seller wants me to sign on the spot but I don't want property in my name.  

I feel that recently I have hit a plateau in my research; and I feel that to get to the next level I need the proper guidance and education.Unfortunately, that seems to come with a cost, which brings me to my question.

Don't try to educate your seller on your level...negotiate on their's...no matter where that level is.

I know this is stating the obvious to many but if you have even thought about growing your business to that next level, I can't encourage you enough to put together one of these packets.

You may have several "practice runs" where you put something under contract, get it inspected and assessed for improvements and cash flow several times before you actually learn what your comfort level and skill level is assuming all this risk.

It costs $18/mo per contract and $145 annually but is worth it at this level.   

What would be the easiest way to get population trend estimate data from now to say 5 years out at the city level?

The builder has a contract on the property, so his confidence level is high that it will sell upon completion.3.