So who cares if I own or not?

Be careful will with AAs.

A reliable tenant stays for many years, pays the rent on schedule, and takes good care of the property.Reliable tenants are the exception, not the norm.

Although Im not saying that’s always the right call, if you care about monthly cash flow and year-round sunshine, Phoenix can look mighty appealing.

By carefully timing their sales and purchases, they not only deferred taxes but also increased their cash flow significantly.

If they move out who cares, it's rental season and put someone new in.

Anyone have any tips?

Would love to hear what’s worked for you and any tips you have for making sure the funds are in place to lock down a great deal.

Reason #1:  If you're not careful even a bad lawyer can get it turned into a purchase, with all of the rent credited to the purchase. 

There is much to learn: pricing, marketing, screening, contract law, lease enforcement, late/unpaid rent, property abandonment, squatters, maintenance, tenant neglect or abuse, communication, and 417 other things.Buying a decent property but not managing it well can impact your finances, marriage, sanity, physical health, and desire to invest.