You also don't want the local giant who advertises $99 clog removals aggressively on every bus, billboard, and park bench to build a residential empire with a customer list full of homeowners and no landlords.

@Yi Zhao  If the tenants who are smoking pot and being loud are month to month, simply serve them with a notice that they need to move.

As a buyer, you don't pay any real estate commissions so why not add bench strength to your search and engage a realtor who will search foreclosures, short sales, good value properties based on your criteria and pre-qualification amount. 

Yes you can do real estate with no money, but having a nice little pot of cash will give you less headaches while you are new and dont have the reputation or experience to use at your advantage.Keep it up and dont let people get you down because they will try for sure!

Please seek out a realtor/broker that works with investors - and add bench strength.

Any additional work they wish to do on exterior shouldn’t be allowed unless for example they want to have a small garden box in the yard on the patio out back for example, or potted plants (that remain in pots) placed out front.

Do the math, look at the valuations, and then I bet that "being scared" will turn into something even scarier:  The fear of missing out.Adding some bench strength and expertise will help you decide faster if this is really something you want to do or if this is really just another job. 

We use 5% for M&R and 10% for CapEx but it all comes out of the same pot anyway so it doesn't matter too much.

In Brandon Turners book he says 3x the monthly rent, and verify that money has a paper trail and isn't from growing pot in your crawlspace! 

I am used to people conversing more honestly Portland seems to be a honey pot of crooks between business owners and their brokers who are equally guilty.