I have seen some small units at $500k, but they are rare in decent areas and non existent in the desirable areas.  

If you think rents are going to grow 20% per year, every year, for the next 5 yrs, you will look beyond today's value, and start pricing in the future value.Really, most buyers are backing into a desired IRR and/or cash on cash return, and backing into a viable purchase price.  

. $400 for a 2-day rental of an 11-yard dumpster might seem high, but it’s important to consider what’s included (delivery, pickup, disposal fees) and whether there are any weight limits.Alternative Options:Bagster Bags: These are large, disposable bags that you fill with debris and arrange for pickup.Junk Removal Services: Some companies specialize in hauling away specific types of debris.

Trying to convince your buyers that these sub $100k rust belt houses in Detroit, Cleveland, Toledo etc....are better for long term appreciation than one of the most desirable cities on the planet isn't the move.

If I need to unlock it so they can set it at a desired temperature, then I need to be open to do so.

would have to get a quote from an excavation company . depends on what the materials are for weight 

Reading through some other forum posts, it looks like there are much simpler partnerships, entities, or offerings that would meet what I am trying to do:My Role:-Decide on properties to purchase, mostly SFHs-Establish LLCs or other business structures to hold the real estate and distribute returns-Purchase properties, using loans as needed depending on the ROI/cash flow desired from investors-Act as property manager for the properties-Depreciate properties held in business entities to minimize taxable income to investors-Distribute returns to investors-Create investments that have high cash flow (CF) and low appreciation (App) , moderate CF and App, low CF and high App-Find investors from connections, friends, and family with no public advertising-Advise in a minimal capacity on tax and real estate strategies-Send investment reports to investors-Be fiduciary to all investors-Receive compensation from PM and other management work I do related to the investmentsInvestors:-Can be non-accredited -Invest as little as $1000-Can use retirement accountsWhat references can people recommend for me to learn about business structures, partnerships, securities, taxes, or other topics to get me started on learning what will work for my goals?

A certain percentage of tenants will pay late, a certain percentage will default, and a certain percentage will require eviction.The “problems” increase as the desirability of the property decreases.  

Financing them is also not complicated but some banks/lenders have no desire to fund them.  

You may have put in granite counters when the other homes have laminate which makes yours more expensive but not desirable for the area.