@Paul MerriwetherCap rates are typically 1.5-3pts above 10 year treasury, but also recognize their is significant lag or delay for cap rates to respond For example when ten year treasury rates rose from 2003-2006 it was not until 2008 when cap rates rose.

It's good to use a management company as the will typically have a proven process for raising rents.

First time poster—and recognize that I'm coming at this from a different angle. 

Propstream has proven to be a handy tool for brokers, agents and real estate investors. 

When you've proven you can put up with scammers, non-paying renters, bad contractors, etc., then you can apply those same skills to a better asset class.Buying new properties won't make those problems go away, and it may make them worse because you'll be at a higher price point and have more to risk.

@Matthew Sharman I routinely offer 2-yr leases once a tenant has proven to be good the first year - maintains the home, not too many “stupid trips” and pays on time.

Likewise with anything listed publicly -- if it's an amazing deal, you can bet someone else has recognized that as well, and it will be bid up to the point where it's no longer an amazing deal.That said, if you find the deal yourself and nobody else knows about it, it's quite possible that it could be an amazing deal!

Has anyone mentioned that the Federal Government does not recognize single member LLCs and they actually give you much less protection that you think? 

Recognize the demand for multi-family units, rental prices, vacancy rates, and property values as of right now.

Any time I'm spending more than about $15k on a project with an un-proven GC, I get at least three bids.