One "bargain" cost me $30,000 in hidden repairs - don't repeat my mistakes.Build your team early: a realtor, inspector, contractor, accountant, and maybe a property manager.

To keep your business running efficiently (and to avoid Fair Housing problems) you must follow a set process and use the same process for every resident.I'll share a story about three different women. 

That said, expect to deal with a fair amount of fluff leads.The two best strategies I’ve found are inbound methods: direct mail and Google Ads.As you mentioned, direct mail can be expensive, but it can also result in highly discounted properties.Regarding SEO, while it’s a valuable strategy, it’s not necessarily "cheap."

That said, expect to deal with a fair amount of fluff leads.The two best strategies I’ve found are inbound methods: direct mail and Google Ads.Direct mail can be expensive, but it can also yield highly discounted properties.Google Ads, on the other hand, doesn’t require data extraction like calls, direct mail, or texting.

Comps are fairly different in my opinion.

See the chart from Fair Isaac Company (FICO) below: FICO Score Pct of Population Default Probability 800 or more 13.00% 1.00% 750-799 27.00% 1.00% 700-749 18.00% 4.40% 650-699 15.00% 8.90% 600-649 12.00% 15.80% 550-599 8.00% 22.50% 500-549 5.00% 28.40% Less than 499 2.00% 41.00% Source: Fair Isaac CompanyAccording to this chart, investors should use corresponding vacancy+tenant-nonperformance factors of approximately 5% for Class A rentals, 10% for Class B and 20% for Class C.To address Class C payment challenges, many industry "experts" are now selling programs to newbie investors about how Section 8 tenants are the cure.

We also have two newer houses that are fairly trouble free.

Keeping the cashflow seems like a more fair proposition for me and for the investor.I have more to consider, but your post was very helpful, so thank you!

The safe harbor requires the Exchanger to have owned it for twenty-four months immediately before the exchange, and within each of those two 12-month periods the Exchanger must have 1) rented the unit at fair market rental for fourteen or more days, and 2) restricted personal use to the greater of fourteen days or ten percent of the number of days that it was rented at fair market rental within that 12-month period.

Batch is worse, Sherpa is fairly comparable.