I'd be happy to send you some information about the area and purchse and hold data about our line of multi-family investment properties.The short version is we've got one of the healthiest long term economic outlooks in the country, our developments and management make it 100% turn key (the check is literally in the mail, for your positive cash flow every month) and it's all new construction running at a 7.5% cap rate.Let me know if you are interested.

Know those two like the back of your hand. 

I look forward to shaking some hands!

We always send tenants a birthday card and during the holidays we send tenants 2 dinner coupons and a movie ticket and with a hand written thank you card from everyone on the staff.

Then at the end of the year I just print out a report that has all my income and expenses and hand it to my accountant and done! 

I am not able to get the water turned on for my own inspection so I was wanting to see if other investors would Plumbing: "water lines tested and would not hold pressure, the main line from the tank is malfunctioning and allow air to escape."

I also left out that I am also interested in buying and holding properties and wondered how tough it might be to do it out of state.

As a brand new investor, perform this process at least 5-6 times before you have a job in hand that you're desperate to start.

This is what I have come up with for myself.I am going to specialize in FSBO properties, buy and hold/flip investors, facebook ads, and FB group posts for buyer leadsI created a pretty lengthy "how to sell your home" guide for FSBO properties, I plan to stay in front of other agents by actually knocking on doors, and delivering the guide to them in person, and then using that to set up a follow up appointment when I can deliver a free CMA. 

@Jeff Copeland Just wanted to say thanks for the very thorough response, and I think for the present I'll just continue mailing my leads and hold off on the short sale bit.