Could do I a lot less to get lower rents (for example an upgrade may be $10-$15k where a bare minimum repairs and cleaning may only be $1-2k).

Discussion in the lower $600's.I've managed to convince her to get into real estate.

Hello BP Community,As is very common I have friends who purchase their rental houses under their own name in order to get lower interest rate loans with better terms and also cheaper landlord insurance, and then they transfer the title into their LLC after closing. 

I believe it tends to give me a slightly lower return, because the sponsor is going to be more careful, and if there is a severe downturn will prevent me from taking catastrophic losses.

NOTE: A lower OER indicates a more profitable property as a larger portion of the income is retained after covering operating costs.Hope that helps!

Just because Zillow estimates a lower value, doesn't mean people will offer lower than the list price.Also, be careful about the laws with the association and renters.

Most mls listings have under market rents in that area too but would need run comps in exact area, it will likely be a bit lower then west of highway Avondale map area.

Start with BRRR in some areas that have lower barrier for entry    Pros: Could potentially get to the second investment sooner    Cons: No existing contractor connections.

. -- you can buy lower quality and it won't matter. 

Usually only commercial properties with established operational expenses histories are evaluated by cap rates and then those cap rates can also be applied to buildings in certain areas representing higher or lower risk areas.