Method of choice was looking for potential properties online using redfin then when I had run simple numbers I would drive by each property and its neighborhood and if it was worth pursuing, I would schedule to see the property through the selling agent.

3X is a GREAT entry for most as long as it's not a sinking ship or with crushing overhead and miniscule margins. 4X-7X is a normalized range for acquiring many different business's.  3X earnings?  

I left my job 2 years ago to help me and sister build a online business.

You have to "earn" those returns either way, whether investing directly or giving your money to a syndicator. 

If you tie the bonus to early renewals, a bad employee will renew bad tenants just to earn a quick buck.

Wait, I get it, their online reputation will be enough of a guarantee for you!

Sure, some voucher recipients game the system (years ago, I had a tenant who knew exactly how many hours she could work and how much income she could earn to remain on the program).

If it's worth $1.3 million today, it will be worth $3 million or more in 20 years, you'll have paid off the debt (or most of it), you'll earn at least $3 million in cash flow over those 20 years, and you'll have tax benefits.

Historically used online software without much issue.Now that I'm looking at the settlement statements from 2004 and looking at a sizeable depreciation recapture hit, I came across a number of questions / issues:1) I believe in 2010 I incorrectly set my basis (I did not include the parking space and upgrades to the units - granite, flooring, etc.).

I ended up getting the online course and it was pretty disappointed.