Drive around the neighborhoods that are a) close to downtown, b) used to be nice but fell onto hard times and c) look and feel like the area is starting to gentrify. 

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

The appraisal costs on something like that would be pretty high as well.If you go the single asset route, you might get a nice little discount on fees by doing multiple at once.

All 16 units would have to remain on same lot/deed forever (so in terms of value, I can’t capitalize on the duplexes being sold to conventional non commercial buyer) think financially it would be nice to phase it out one duplex at a time.

It's a nice, clean, small town, and several residents work in St.

We're in a nice pause window for now.

Well, it is a nice condo on the inside!

I don't think you even need to be a general contractor or subcontractor to set up an account there.They have a cool warehouse Northwest of Chicago.Otherwise, Home Depot's Lifeproof floor is pretty nice too, but not sure how it compares in pricing to what you saw.

Its nice to have a gym when youre only in town for 1-3 months.

My eye caught a nice property.