Some of those I question how the buyer intends to make money, some will as they have large operations and work on smaller spreads but do quantity, others are all cash without leverage and have lower holding costs (albeit lower cash on cash returns), and others are just rookies or freakin crazy, not to mention the hoard of wholesalers making offers way too high and then having to back out.

I'm curious of thoughts out there regarding buying a few good quality properties and focus on debt paydown and highest and best (HABU) vs. accumulating mass quantity of rentals.

Leaning towards Lake harmony and Lake Naomi

My initial rough estimates - 8 total Units (2 per floor) Work Item Quantity Unit per Level # Levels Unit Cost Total Exterior Painting 238 sq. ft. 50 2.25 $26,775.00 Exterior masonry repairs 1 sq. ft. 1 25000 $25,000.00 New Roof 2500 sq. ft. 1 8 $20,000.00 Structural Stabilization 1 1 50000 $50,000.00 Flooring 10000 sq. ft. 1 9 $90,000.00 Demolition 1 sq. ft. 1 1 $150,000.00 Drywall 7500 sq. ft. 4 1.75 $52,500.00 Kitchens 1 Each 8 25000 $200,000.00 Bathrooms 1.5 Each 8 15000 $180,000.00 Doors and Trim 10000 sq. ft. 1 15 $150,000.00 Plumbing 1 1 60000 $60,000.00 HVAC 1 1 75000 $75,000.00 Electric 1 1 80000 $80,000.00 Interior Painting 1 1 50000 $50,000.00 $1,209,275.00

Rental quantity and quality vary depending on location, amenities, condition. 

Here in Ohio, you must ask a pharmacist for the medicine and can only buy a small quantity.

It is multiple exit strategies, and both cash flow AND equity AND reserves that will save you in a downturn, and in this case quality of cash flow matters more than quantity.

Quality or Quantity? 

@Jorge Rivera - BP's smartmove, turbotenant, and Ashlyn's company all have their purpose and work well for low quantity or if you are OK waiting a few hours.  

What is your quantity.