Add in the permit fees and PM fees, and net earnings can be surprisingly lower than expected. 

I was a little bit surprised, markets in Florida topped the list by a bit — I'd thought that, lower taxes aside, the huge insurance premiums would drive off would-be investors.Regardless, what makes sense for you is going to be specific to the type of investment strategy you're taking, but you could do much worse than looking at the cities mentioned above. 

I'm surprised at how much pessimism there is in this group.

While these companies can offer convenience, it's crucial to vet them thoroughly to avoid any unpleasant surprises like excessive fees. 

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

This is a great forum, but don't be surprised when Joe from Ohio, who read a Carlton Sheets book in 1988, tells you how to set up a depreciation schedule for your portfolio only to have it bite you in the butt simply because you didn't want to pay your CPA.

If you try to hit a home run, don't be surprised if you strike out. 

It might surprise you to hear about each one - and which is the most important (of course I think I've already let the cat out of the bag). 

they create the environment that discourages additional development of residential units, are surprised when there is a housing shortage, are surprised when rents  rise so fast, and then blame the LL because we profited from actions that the tenants advocated.  

I'm still a bit surprised.