The reason folks prefer not selling, is you avoid all the transaction costs..... why burn 6-8% of your profits if you can avoid it by holding onto the asset? 

Would prefer to do something closer to home so I can avoid having to get on a plane to monitor the deal. 

How and why did you choose this niche?

From my point of view, as an investor that prefers lower leverage and not needing to have 1000 properties, it has been nice to hear that compared to what used to be a steady diet of keep BRRRRing and never stop.

This is probably the preferred situation since this tenant is likely to continue causing problems. 

bonus points if it somehow links to quickbooks so it's easier to keep them aligned.Alternative question: CPAs - what tools/formats do you prefer your clients to use to give you the information needed, so you can calculate their depreciation?

I would like the budget to be around 300,000 the max preferably cheaper if possible.

You want to break down your preference in regard to sale price, down payment, program, (SFR/MFH), seasoning is important, and the two R's you want to pay most attention to is the Renovate and Refinance.Most investors make the mistake on the renovate or refinance and sometimes both.You also have to figure out if your buying as a Primary or investment because if you buy as a primary you always refinance before you rent. 

Just try to focus one strategy and niche on it for a while

I live in River North and preferably would like to work in downtown Chicago and surrounding neighborhoods but open to the suburbs as well.