I'm ok with this as long as I'm buying below market value in a compressing cap rate environment, I am self-managing effectively and I have enough reserves to cover any cap ex AND a margin call. 

Learning how to make your money make more money is a real skill, and not an easy one to master as it requires constantly assessing your environment, making decisions, pivoting, etc, whereas just saving up money only requires you spend less than you make. 

I'm not in favor of rent control in general based on what I've read up about it being enacted elsewhere but not including a vacancy decontrol so landlords can raise rent to market when a tenant leaves, or exempting new building supply from the rent stabilization policy were the two most frustrating inclusions to me.

@Ramon E Alvarez tracking this for a slightly different angle I think this is troubling for similar reasons that the current environment in this country is troubling—data is being shared and pooled and sold just like this rich now in the name of selling you things.

This personal anecdote shows the power of social norms and the environment.

Closing one deal over multiple deals in a competitive environment can provide some advantages. 

That isn’t the norm anymore, and the rules of thumb that were built in this environment are outdated at best, and misleading at worst.If you’re new to investing, stick to where you are as the chances of you making a bad deal out of state are really high.

When you're a mortgage banker (inclusive of at credit unions) and your employer doesn't want more of Z type business, there's nothing you can do but turn away those customers until the employer gets hungry for Z again (or try to sell crappy loans, they b/c usually continue to offer Z-type loans, just with horrible rates/fees/terms).

In that environment and with the caveat that they moved out in 15 days and you should be able to get new tenants in within the next 15 days while they are still paying rent.

Additionally, I've asked my PMs for their all-inclusive services, but pay the minimum because I am househacking my duplex, and their rates are based on rental income.Happy investing!