Don’t flash it.  

As an investor there since 1955, and a real estate broker since 1965 and paying finders fees that passed the occasional department of real estate audits during those years, you will need to amend your opinions regarding California and a few other states.

@William HooFatt thx William -There are a lot of Small mouth bass , walleye, and occasional other fish in the delaware there .Some freshwater  eels too!

We do occasionally have families or professionals that come to look at our properties, but they realize they can get a much cheaper place a little further out from campus.

distressed properties do occasionally hit the MLS at a good price, but not very often.my second real estate purchase was out of state, it was just a cosmetic rehab and i had to make several trips up to corral everything and get it rent ready. 

This is why I like to handle things like this on my own or have my trusted handyman handle them if I don’t have time, and save my insurance claims for the real big issues that occasionally come up.

It's about having a system in place to find opportunities for fix and flip, buy and hold, listings..... and then the occasional deal that you may assign or double close on

About the time you are tired of self managing and the occasional hassle, the season ends and you get a break.

In retrospect, some yellow flags found by the property manager during the tenant screening are now bright red flashing sirens, but the tenant showed decent credit, had a positive previous landlord reference, wrote a charming cover letter in his application, and applied through the referral of a reputable real estate agent.

Wholesalers, bird dogs, networking, MLS (occasionally there is a deal), mailers, SEO, media adds.