3X is a GREAT entry for most as long as it's not a sinking ship or with crushing overhead and miniscule margins. 4X-7X is a normalized range for acquiring many different business's.  3X earnings?  

Quote from @Blake Winiecki: Figure out how much you want/need to earn, then reverse engineer it to see what options are available. 

Ok, yes that's a bit cheeky but seriously, your talking about some very important, regulatory/law stuff, if your not willing to do the most simple basic actions of simply googling the laws, and reading through the statutes, I am sorry but than my time and effort has not been earned to help guide. 

If you tie the bonus to early renewals, a bad employee will renew bad tenants just to earn a quick buck.

If it's worth $1.3 million today, it will be worth $3 million or more in 20 years, you'll have paid off the debt (or most of it), you'll earn at least $3 million in cash flow over those 20 years, and you'll have tax benefits.

. ($300k has to be earned to net $250k.) so you’re looking 5 years of zero vacancy and zero capex to break even.

I purchased my DST via https://seracapital.com/1031-e...Carl assisted me as a fiduciary consultant instead of a DST salesperson hoping to earn 6-10% commission on (actually out of) my investment.

The sentiment feels a lot like 2008, home prices are unaffordable, Price to earning ratio don't make sense, rents are high (which is a goo thing only of the homes weren't so expensive), I feel like it's a ticking time bomb with the debt crisis.

They were “earning my business” by doing an hour or two of extra work.

G'Day Alejandro,As a few have already mentioned, take a peak at Toledo also.In my opinion lower potential for long term appreciation but solid/"boring" cashflow.I prefer my portfolio to be "boring" but cashflowing lolLow entry points (Sub $100,000), high rents (Above the 1% rule).Blue collar working class decent folks that will stay and pay.Depending on the area but no derelict homes, yards well kept, cars with wheels and all tenants are employed.Plus, all are sophisticated enough to pay rent online so property management doesn't have to collect rents with bullet proof vests and shot guns lolI'm bias toward Toledo but it's worth considering.Wishing you much success