We give a 5 day Notice, which is provided to the attorney that files the eviction in a couple of days typically, court date a few days after that, and boom in less than 30 days the tenant is gone.Thankfully we only have to do about 1 eviction per year on average but 3 months is too long!

And while you can find just about anyone on social media, it's really easy to point a collector in the right direction. 

If I am paying a premium, I don't want constant maintenance for 5 years unless the area is about to boom, and even then, I don't want to pay a premium for work needed.

and yet - the market is booming and new builds are all over - so many cute little neighborhoods have 4 story Multi Fams going up.... 

Then, hire an attorney or collection agency to collect, or to screw up the ex-tenant's credit so the tenants doesn't do the same damage to another nice landlord.I am currently evicting a punk who is into the 11th month of his 1-year lease and the good thing is he has a decent job where It is not difficult to garnish his wages.

In small smaller “slower” lower growth towns outside metro areas, you might see 7% cap rates.In my local market, Greenville SC which is booming but certainly a tertiary market, cap rates are in the 5% range.

Boom in Central TX in next 5 yrs due to Austin being unaffordable and Samsung New announcement of $16bln chip factory in Taylor, TX.

I just always revert back to reminding myself of year 1 for these properties and losing all the original tenants bc they resisted the change from mom and pop collector to PM rules.

You're right - Home values have skyrocketed in the past year and a half and with Big Tech and Pharmacy boom starting to take over and relocate here I don't see it slowing down anytime soon.

The lowest property taxes combined with a location that isn't going to lose its appeal anytime soon Seattle, Austin, and stew other cities are also attractive, mostly due to booming prices due to tech that probably won't slow anytime soon.As for the property itself, I'm leaning heavily toward a townhome/ rowhome-style fourplex.