I've been doing what you describe exclusively for about 15 years now, plus I seller financed all 16 of my rentals when I was tired of landlording.Problem 1 with doing this is your RENT INCREASES stop!

You should be paid to manage the complex because that is an extra service you are doing in addition to providing money for the deal.There are tired landlords out there.

In fact, even if you are already in business, chances are you don’t have an extensive cash allocation earmarked for promotion, or you’ve tried many different advertising approaches and vehicles and haven’t hit on a really successful campaign yet.

Just another wonderful aspect of RE, we can all make $ in a variety of differnt vehicles, methods, strategies, etc.

However, the fund managers use conservative investment vehicles so as to not "break the buck" or end up with a share price less than $1.

I have educated myself quite well on the subject of Tax Deed Sales, and now I'm tired of standing by and seeing these amazing deals slip right between my fingers because I didn't have the cash to purchase the property myself.

Best with smaller complexes that aren't managed by a professional management company and tired/out of state/retiring owners I have found.

The returns are good news b/c now I can cross off those bad addresses from my list.2) I have gotten 2 responders (actually talked to me) so far out of about 300 mailed letters, and generally higher call volume calling my recorded message (can't prove it's from my letters, but likely given the timing).3) My letter was brief (one page) and highlighted the pain points for tired landlords (vacancies, repairs, late payments, expenses, etc.)Still not yet getting motivated sellers calling me, but at least I'm getting a few calls.

An umbrella means that your various loss exposures are all put under the same umbrella, not that you need a separate umbrella over each exposure.Unless you also have an umbrella over each of your vehicles and boats, I'd say you're UNDERinsured.Look at your net worth, assets minus liabilities, that how much liabilitiy insurance you need.

The value of your property is what someone else will pay for it or the cash flow that you can obtain from it....period.I am so tired of the "short sale" ruined my comps argument.