Hi, Sometimes I come across a property that is zoned as mixed use, such as a duplex which can be used as an office and as a residential home. 

Building a local team that is familiar not only with the area but also with the type of property you are purchasing - location, unit count/mix, rents etc...is invaluable! 

You're speaking my language already :)Of the 92 what's the mix of the type of properties you have?

I usually do a mix of ETFs and equities, but always like to get other thoughts on alternatives.Recent years have been great but a big market downturn usually brings the ROI % back down quite a bit.

Build a local team that is familiar not only with the area but also with the type of property you are purchasing - location, unit count/mix, rents etc...These folks will be your boots on the ground.

We have since then added our first child to the mix and we are finding out what tired really means.

I figured how many units I want and the mix of one bed two bed three bed.

. - My budget is about 250K for 1 house or less (not including rehab budget) - What would be a good area for a mix of appreciation and cash flow for a buy and hold? 

Scott's Bigger Pockets books in the mix...

So planning and budgeting for about 6 months or 6 touches will get you going in the right direction.Also, don't be afraid to mix up the mail pieces.