It's all about timing.The ones who are educated and use the tools available to shop at the county auctions can easily get deals at 30%+ below market value.  

Cash flow works for sure as well however you need numbers for it to make sense and you need a very strong team and in the cash flow markets the mistake most investors make is shopping by returns.. you can buy in nicer areas of the "cash flow" markets you dont have to chase yeild and you can have a much better outcome every city has its nicer area.. invest there .. then you have simple logic..

No pressured selling or pitching, just investors hanging out and talking shop. 

Account Closed- thanks ...PM firms will factor in drive times if they are close to property ..if you arent  satisfied  with their responses -  shop for a new PM firm and  if you do - maybe  ask this exact  scenario to  them and see what they reply with 

We moved into an apartment while we shopped for the next property, and we took out a HELOC and used for a DP on multi-family!

Shop around on that insurance also. 

Slaven,The only way to evaluate if you are paying too much for the coverage is to shop it.  

I know personally quite few Sec.8 Tenants who drive nice cars (Lexus, Jeep Wrangler), take vacations, enjoy shopping in high end malls......they work for cash and have free health care, food stamps and Sec.8 Housing.These are not legal reasons but that's not what I believe I should do.

My questions is since it is a business can it be reported to the credit bureaus to shop my ability to pay the loan on time?

Hey - I used to work for a RE Investor/Owner/Operator shop.