IMO, profitable deal flow, staying invested, and the ability to pivot with the market are key right now (and the largest challenges, particularly for us part-time investors).Deal flow aligns with #7 above...IMO, it IS investing and everything else downstream is not complex.Staying invested is not hard but staying invested in the right thing is. 

I would suggest focusing on the largest multi unit bldg you can buy (based on available cash) this should be roughly in the $2 mil range.

What do you do to ensure that the tenant is responsible for security deposit disputes since that is the largest reason for owner lawsuits22.

The rent from one unit may not cover the mortgage completely, but it would significantly lower your most likely largest monthly expense.

I am the largest independent insurance agency in Oklahoma too and never once have they paid a claim.

I am the largest independent insurance agency in Oklahoma too and never once have they paid a claim.

It's a bit wishy-washy who's responsible for their HVAC equipment, they want maintenance to be included in CAM which means I pay half of it.

The ad valorem taxes are the largest portion and often the only portion of property taxes so estimating those will get you in the ballpark.Also talk to your lender about how they'll figure these into escrow and payment to be sure you're on the same page. 

Check out the Tidewater Real Estate Investor Group, one of largest in the US. 

I've found some potential farm areas with smaller populations where the properties seem to cash flow quite nicely, but then I find out that the largest employer in the area employs 5-6 times the number of people as the next-largest employer.