We have used GuestPrep, and unfortunately have had a pretty consistently bad experience.

unfortunately in the investment world you'll be more in the 25% range consistently 

I have databases consisting of 1,341 lenders for RE as well as close to 20,000 contacts at family offices, hedge funds, endowments and pension funds. 

Cash flow varies unit to unit and seasonally, but is consistently a viable business model. 

If you know you will be a pushover or have no follow through and know you won’t be consistent about doing things like maintenance and finance stuff then you should just hire a property manager.

We've seen this, and it's going to remain a consistent theme.

When reviewing income, a good landlord will consider how long the individual has had the job or how consistent the income has been historically.

Seems to me that selling to an organization like Habitat for Humanity might help you ensure you have a relatively consistent buyer, assuming the parcels you purchase are in desirable areas for them and meet their acquisition criteria.

Yes, the message I'm consistently getting from others, including lenders, is to start with a 4-unit.

The stories of the best deals come from those who were persistent and consistent in door-knocking and driving for dollars.