They live there for the full year however, they have multiple other families/persons living there that you were never aware of that would in no way ever pass your screening test and put a horrible amount of excessive wear and tear on your property and you are none the wiser and because you are sitting on a fat pile of cash, you are happy, while your house is falling apart under your nose.

If they had Roth IRAs back then, I'd be in fat city now. 

Yes, you might see a nice fat 2% Rule property, but what does that mean if vacancy is 15%; or turnover costs are twice what a B property would be; or if property managers charge 12% instead of 8% because your building is so difficult to manage. 

Again your ROE is currently ~1.84%, it’s like a fat slob sitting on the couch.  

told wife someone stole my trailer, she said call sheriffs office,  I went to look at the video, the week before  there was a little fat guy that looked very similar to me. driving my truck that drove off with it. 

Fat forward to about 3 weeks ago.

Now I just have to trim the fat here, and cut this out over there, and save as much as I can, and scrimp and save, and cut out all the creature comforts and after like 10 years, I can retire! 

Investors when deals are fat want to hoard deals.

If it doesn't generate fat piles of excess cash you don't buy. 

You can gain equity but you want to outpace inflation.Many buy in these areas and others for the appreciation more than the cash flow.If I just keep up with inflation I feel like I am just spinning my wheels.The 50k houses in Atlanta the investors were probably sold a bill of goods.We have properties here that sell for 4k to 6k in the war zone areas.The nice properties in great areas are gone in a day or two.These companies then out in a tiny amount of money and resell for a fat profit to out of town investors.Home buyers to live in your area will pay a premium.Have a broker/agent research the MLS.Has there been any solds within the last year even close to the price you would need??