This can be cap ex to the building's common elements or cosmetic like a new lobby that you as a landlord may not view as a worthwhile investment but the owner occupants may.

However, I would avoid neighborhoods where the vast majority of the homes are owner occupied and all of the homes are really well kept - you can do a quick search on county GIS or software and click on the homes to see if they are owned in personal names or LLCs. 

Kris Hey Kris - I'm the owner of a brokerage in South Bend that specializes in working with out of state investors.

How are people buying multiple non owner occupied properties on fixed rate traditional 30y mortgages? 

In our experience as a property management company, we allow owners to use home warranties, but they are required to coordinate directly with the warranty company themselves.The main issue we’ve seen is that home warranties can significantly delay even simple repairs.

Get a DBA and use to open a business bank account.Have your properties "hire" the DBA to manage your rentals and collect rents.Most states require a lease to identify the owner of a leased property, whether a person, trust, LLC, IRA, etc.Landlord = Lord of the Land = Owner per deedAgent = someone legally representing the ownerProperty Manager = Agent

And it can be done there locally.When I was active in Jackson there was my company and another called SIF one of the owners was married to a local doctor if I recall. 

For sale by owner and seller finance is completely different. buyer/tenants don’t always have bad credit.

So we're now waiting on a $1.2M triplex in Atlanta that's being prepared for market or a commercial 7 units building that the owner decided to upgrade with 2 leases expiring before selling.

The owners are retired and looking to sell the property.