I can't see the reason to go else where to make 1% or 2% greater return.. you would eat that up in travel costs alone.But anyway.. in my mind we are getting to a balance market.. and your correct rents are not keeping up with costs.. so will be interesting to see how it all shakes out in the years to come.I remember when I started in the business if you put 20% down or 25% down and the tenant just paid off your house  forget about cash flow that was a huge win..and why not.. its a forced savings safe investment tax benefits.. etc.. then it became you have to make money on your down payment this is what created that run..Maybe we will step back in time and break even will be great..

@Amir B.I was just up there looking to eat your lunch.

How do these folks eat?

Is there a device that I could hook into the box to measure all the electric used by the apartment and house and then just charge them or should I just eat the electric and push the rent up a little?

I have 4 people that work with me as a 1099 contractors, Accountant told me that i cant deduct taking them out to eat, is that correct? 

I have 4 people that work with me as a 1099 contractors, Accountant told me that i cant deduct taking them out to eat, is that correct? 

Eat sleep breathe Real Estate.

I can eat outdoors at a restaurant probably 300 days a year listening to live music on the patio. 

If that is the case, you should just eat the cost. 

This allows you to set up a weekly payment plan and ensure you contractors can eat and you can sleep easy knowing the work was done and there is not a bunch of your money in someone else's bank account that might not show up next week.Now for materials, I recommend having your contractor buy them or put together a list of materials they need for the upcoming week.