We would like to start creeping towards Madison with the spreadout of our rental locations, especially getting into Stoughton and McFarland since the properties are just a bit cheaper than Madison, but rental rates are getting higher and higher from the "Madison effect".

What strategies did you find most effective?

If you do find a deal and maybe it doesn’t cash flow for the first year or 2 but you can make improvements, raise rents on under market leases, manage property effectively and cover your expenses at least you will have started and can look for better cashflow over time.

Taking over the property subject-to (Subto) the existing mortgage is an advanced tactic and can be highly effective when cash flow or equity potential is strong.

How often to you do the inspections during the lease, I agree with you that setting the boundaries and effective communication are key!

More effectively monetizing each of your transactions is not only smart but may be a necessity in the post-NAR Settlement era.

I build at simple closet with accordion doors to make it as some and cost effective as possible.

This structure explains why institutional players dominate - they likely have the capital, connections, and infrastructure to operate effectively in such an environment.

I'd be careful - this kind of thing can put you at risk if you are wrong.A more effective way to do this that might contribute value to the world in some way would be to put together a reasonable, rational, and professional post, asking for feedback, and inviting the person you are accusing or highlighting of wrongdoing to respond. 

I think it's a bit speculative as the exact effects are hard to judge, particularly given how off many of the models have been.