You might guess that our tenants had a massive failure of their water heater, which (with no experience and no contacts) I had to coordinate the $1800 replacement from a mountain cabin near Estes Park.

Then you have to take massive action and DO IT !!!

I know manufactured housing and self-storage are the hot places to invest these days but they, too, are suffering from the same issues - massive spike in prices (over the past few years) and everyone stampeding to get into these assets. 

Tried it very seriously a few years ago - given all the scamming that goes on in all aspects of life these days, it's massively difficult to get people to believe you're legit and to work with you.

The profit upside would have to be massive to still make a lot after taxes.No legal advice given.   

Thirteen years later the real estate is barely back to what it was worth back then and it was massively negative on cash flow (mostly the land). 

And I realize there are some major forces at play in massive development projects that are the basis for these stats of less apartments. 

In the San Antonio market, you are looking for properties with the following improvement type on them "Multi-Family 2-4 Units." and that is not a massive list. 

For mine, buying apartments makes sense but obviously needs massive capital.

Process is very painful with massive paperwork and micromanaging of everything.