So don't rely too much on your cap rate, and concentrate more on what is highly desirable and what will stay rented by actual humans. 

But quite honestly, biggerpockets forum gives me hope in humanity... amazing ppl that are willing to help each other to make money and become financially secure. that is pretty awesome.  .. sorry if tats too deep :) haha   Perhaps once I get situated with where I will be living, we can get together and talk investment, if your still up for it :)@John Kent - how do i get in touch with the investment groups you mentioned?

I am so happy to see that there are those wonderful human beings like you who are willing to give their knowledge and experience as a gift.

Quick question would you rent furniture, for the home or hit habitat for humanity, thrift stores? 

You will really never get to understand the human side of the business if you have never owned a rental when working with newer investors who are looking for buy and holds.

Listings should be truthful, but human error can easily cause mistakes.

@Katherine Earle there is a basic human reaction at work here and it can be summed up in these stages of acceptance:Stage one your friends and family will try to talk you out of real estate and tell you it is risky.

I get some of my best work done late at night when the humans and dogs are all asleep (I first typed family and dogs, but started feeling bad for separating the dogs from family).Your goals are definitely attainable, especially in our market here in Jacksonville.

I do not believe Fair Housing regulations or Human Rights acts impact smart landlords that know what they are doing.

Face it no matter what type of business you go in or if you choose to work for someone else you will make a mistake because you are human.