Obviously I am aware there is a healthy debate on BP about the degree to which investors choose to be "hands on", and ultimately that is of course an individual decision, but wanted to make everyone aware that this is another option available.

From an investment perspective on this area, the vacancy rate is very low, rents are healthy (reasonably high, but not NYC/Boston/Bay Area crazy), and the tenant quality is about as good as it gets. 

If anyone is a GP, they should be negotiating a healthy promote for all of their deals.Equity Multiples can work hand in hand with IRR this way.

If you're looking for a shift from a sellers market to a buyers market, it may be some time because employment seems healthy in most markets.

I know it's not healthy to think this way but my wife's working on me.

How's the total looking for you, my guess you're netting a healthy $250-300 per residence every month?

I too am fond of the buy and hold and as the properties age I would liquidate and maintain a healthy RE portfolio.

They might get angry and damage the unit, pore concrete down the drains etc.

If you're getting 3 calls per day or more on average over 10 days you can safely assume that there will be sufficient demand to rent the place in a timely manner.I used to get really worried when population was stagnant or slightly down, but have found several cases, especially with affordable housing, where in a down market you still have very healthy demand.Good luck.

I'm all for a healthy debate and/or you telling me I fouled up on the calculations.Check out the file located at https://www.biggerpockets.com/files/1049/download.