Me: "light bulb goes on" damn you...After thinking about it, he was completely right, so here I am and hopefully someone at BP can shed some light on the below:I am at the point where if I don't take some action, and do it I am going to be that guy who is 50 who never did anything in real estate but is still looking for the first deal...I went on LoopNet and Redfin, started finding 5+ units for sale.

$15,000 is very light repairs in our region.

Depending on how much you're comfortable doing yourself e.g. fixing leaky faucet, changing light fixture, cracks in wall, new paint, 10% of rent per month is a reasonable first guess.

So after much thought and consideration of a variety of variables here's what I gonna do:Invest about 10-15% in some solid ETF's.Park about 25% with a well established HML.Invest about 25% in some 1st TD'sInvest about 25% in SFH's or 1-4 Unit MFP'sKeep the other 15% in $$$ for a rainy day emergency fund.It really depends on your appetite for risk vs. reward and your motivation to stay personally involved and hands on with being a landlord which I've been for decades and I'm over it.No more lighting pilot lights and fixing leaking pipes at 3am for this kid.

I come over and look in the crawlspace and a pipe had broken, shooting water across the crawlspace, and the sump pump failed, leaving calf deep ice cold water....The tenant is like, "well you can rent it with an indoor swimming pool".....

And remember running in circles there through a packed gym  in rocks springs under the spot lights when they played eye of the tiger for wrestling meets..like late 80's....Looks like you are off to a great start...I am definitely going to check out your blog.....and send you a colleague message.Best of luck

Through our uniform construction material and methodology process, we are able to mitigate lots of risk to the owners, ourselves and tenants, plus we know and the investor knows exactly what goes into the property and why, we can control materials and implement resilient products throughout, everything from paint, flooring, sinks, light fixtures, tile, furnace to hot water heater.

That's my thinking, but if any of you could shed some light on why you're saying that it's going to cost more than $5k please elaborate?

If he was willing to accept 20% ARV then I assume he knew that something was going to come out of the woodwork.....especially if it just needs light repairs

Homes along the Santa Fe light rail jumped 25% in the first year after that line opened.The other play is to purchase large lots that are zoned for high density and wait until it's complete.