My criteria is very clear and using the Google Form as a filter is super helpful because most people will not read your criteria. 

Form a strategy and property size/type that you want to focus on. 

You can help accomplish this by putting together a realistic pro forma of the performance of the investment over time. 

@Peter KortyHow is your pro forma cap rate reduced to 5.3% without any repairs?

This will reduce your projected cash flow from the $750 value (your pro forma should always be based on more conservative numbers and only corrected as the numbers get more accurate). 

This means that you will need to pay registration and filing fees in at least 2 states if you don’t buy CA property.California tends to have more laws on the books and requirements and restrictions that it can be a good idea to form a CA LLC for out of state property so that you as a CA resident are covered, and to try to have your contracts fall under the purview of CA courts.

the big thing we all have to stick together as landlords,just like the president didnot cause this ,he is trying to find a way to deal with this.that means for us ,working with tenants such finding ways for them to pay our rent.such as putting rent on credit card,paying half now and half when get stimulas check,adding to follow months rent,or any other way you can think.but the big thing telling tenant they are still on the hook for rent.the only threat you have is when this is over they will be first to be evicted.but should know your tenants from previous dealings with them who will be the ones hard to work with.the big thing on my rant we should as landlords look to form a union with all landlords on bigger pockets and your local apt association to have our voice heard to are goverment officials.if we all get together ,maybe in next stimulas bill ,landlords will be in it.this is not going to be over quick.look  to china,factories opening,but laying off people because of no demand for there product.so lets get together ,and use our time wisely,what does bigger pockets have over 100,000 members.lets think together

There were some operators bragging on BP about buying at 3.5% pro forma cap rates in 2019, same guys who said RE was overpriced in 2011.

Build a month by month pro forma and compare the numbers.Building will take longer but might be far less risky.

Monthly Income: Monthly Expenses: Monthly Cash Flow: Pro Forma Cap Rate:$3,200.00           $3,004.76              $195.24                  4.43%NOI Total            Cash Needed          Cash on Cash ROI     Purchase Cap Rate$16,596.00         $25,750.00             9.10%                      6.03%How are people purchasing these properties at full price?