The reason I have not invested in crypto or other hype markets was I did not understand the investment and how it would bring a pay-off. 

Also on the other side of the coin what are some of the horror stories that make a manager a "bad" manager.

5) Kitchen sink disposal stopped to work and our regular maintenance person found coins inside it.

@JoJo Tucker i house hacked my first purchase. it was duplex and i did all this before the house hacking term was even coined. i had no clue what i was doing at all. i had no money and made 28,000 per year. to this day, i do not understand how i got an FHA loan. this was in 2012. it all worked out though and i learned a ton. sometimes you just have to go for it. i live in houston and all my investments are out of state. i love texas and i love houston. however, houston is a city that every real estate investor on the planet knows of. there is alot of competition. so far, the numbers here have not worked out for me. i am still looking though. that does not mean that your numbers are not attainable here. everyone has different investment criteria. best of luck. if i can help in any way, let me know. 

Adding a on site coin laundry .

looking for a title company who’s familiar with assignments and will quote me competitive fees for repeat business.

The owner stops by occasionally to clean up and collect coins and that seems to be about it.

cash flow is only to hold on while it appreciates.. buying a property you know wont appreciate at all over time to me is a waste of time and effort.. go for both find an area you have a pretty good idea that things will appreciate then let the tenant pay the house or property off while you make the real money on appreciation.. thats the other side of the coin.. in my mind the only reason to own rentals that just make a few hundred a month and never really appreciate over time other than tiny bit like 2 or 3%  which does not keep up with inflation.. 

Turner et al. had coined the term).  

They make a little coin off of tenant placement in spaces for lease comissions and tenant renewals but fees charged off of management themselves are small.Typically lowest return in commercial is property management, followed by leasing broker, followed by transactional broker, followed by being a syndicator owning the property.Example a center with 300,000 gross income at 4% is 12,000.