However, smaller properties tend to have asking prices influenced by factors like local demand or future appreciation potential, not just rental income.If you're finding that the numbers from the cap rate approach are consistently coming up lower than the asking price, it may be because the market value is being driven by different factors, especially in a competitive or appreciating area.I’d recommend using comparable sales as your primary tool while keeping the income approach in the back of your mind to avoid overpaying.

Many agents begin with a lead program, their sphere of influence (SOI), or a combination of tactics, only to abandon them after 3-6 months.

Account Closed 41% of your clients will be referrals from your sphere of influence, friends, family, coworkers, etc. so really focusing in on that and farming it and reminding those people you are in the business will probably be your greatest marketing tool especially for a part time agent.

Understanding Price "Improvements"In the world of real estate, pricing is a critical factor that influences both the attractiveness and the competitiveness of a property.

Stated succinctly - Locus of control is the degree to which people believe that they, as opposed to external forces (beyond their influence), have control over the outcome of events in their lives.So many people think that the world has failed them. 

This can influence your vacancy rates.Now, coming to a tangible example: In Wichita Falls, Texas, we're buying properties every week.

If I'm struggling to fill a unit, then I may drop my prices or deposit, but that's MY choice and is not influenced by a particular applicant.

I have talked with several brokers who have explained that road access, water access, well depth requirements, building laws exc. influence value the most but I am having a harder time ascribing weights to these variables. 

And those actions are many in our political influence LIKE the higher taxes and higher costs, and they just can't get off the throne of printing and distributing more, THATS INFLATION, our very government ethos today is to INFLATE there way out of inflation.

Obviously, other features will also influence this such as the value, neighborhood, and level of repairs.