And given the fact that I'm doing it with very little out of pocket (5k to 8k per deal), I'm tickled pink when I add one like that.I just don't see taking on a deal and coming out of pocket 25% of 175k plus rehab for a return of only $60/mo.You may be in too high a price point right there to make the numbers work.I find, down by me, I need to be in the 90k to 115k price range in order to make the numbers work for rentals and to still be in nicer areas with good opportunities for long term appreciation.  

Im working towards consistency so if i have a problem, it can be easily resolved. a total rehab is not needed, and dated is ok if its in good condition,  now Pink sinks and toilets maybe need to go though.   

Some added thoughts that I have had to round out the discussion.Tax Loss Harvesting (TLH) - Since you are thinking about early retirement, you might increase the percent of your equities in the brokerage account portfolio.  

The cost of making glass or cars, harvesting crops etc. all get a shot in the arm. 

From the manufacturer these typically come with the pink insulation and then either a plastic or mesh "underbelly" to keep out rodents and serve as a barrier.In the south we don't like breathing between the underbelly and subfloor due to heat rising and to support ventilation, but in the north they have a mesh to allow for the opposite.  

When you do factor in tax considerations, it generally makes more sense to harvest tax losses, at least to the extent you can deduct the losses in the current year.    

My estate will probably be sizable but only because I will be limited to cash out refi's as I harvest the hundreds of thousands of dollars of appreciation paid for by rent increases. 

All I did was install the pink fan fold insulation and nailed up the siding with 2 inch roofing nails .

Branch out with the mailers, a handwritten looking letter in a pink envelope, a postcard on green paper, a greeting card, or a zip letter.

unless it was a recreational type property were my sole purpose of buying was to just recreate on it and I don't care when and if they ever get title.. or its ag or forest lands etc were titel does not disturb my ability to grow asparagus and then harvest and sell said asparagus