As other people have mentioned, does it increase risk of being rent controlled down the road?

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If you spend time learning how to manage well, your income will increase, you'll save time, and you'll maintain your sanity with the courage to expand.

You can add different ways to reach out to improve your conversion for owners you are hitting or you can increase the amount you are sending. 

In some homes planting the front or placing pots could increase the curb appeal, in others it could be paint or furniture etc.

There are still properties that can increase their rents, and may make for a good investment.  

LOL people is funny when many of them invest without even opening an excel sheet. 

When the ROE is significantly smaller than my CoC return (based on initial investment) I know it's time to make a move to increase the velocity of the money.

Lots of opportunity to find mismanaged multis as well where the older mom and pop landlord has rents way below market and can come in and increase NOI just by getting units up to market rent and maybe doing some cosmetic rehabs as tenants move out.Value add multi is what I prefer and think works best here but that's with me being here boots on the ground and being more active with it.

Many states have discounted property taxes and lower yearly increases for owner occupied properties.