There was a shortage three or four years ago and now they're being built everywhere.ResidentialResidential investments can offer a dependable source of passive income if you invest in the right city and buy properties that attract the right tenant segment.

It's hard to stand out.There are some owner-occupied segments with people who share motivating factors for selling their home.Seniors with Long-time Ownership: often ready to downsize or transition to assistance.Homeowners with Low Financial Stability Scores (FSS): Struggling financially and likely ready to cash in on their asset.Both these categories have additional advantages in that they probably don’t haven’t been updated and may have deferred maintenance.

For many reasons but especially when the corporate giants started entering this market segment that was it, that was the beginning of the end for 98% of persons driving cash sellers because a quality standard bar has now been brought into play, and it will keep rising.

If something were to come along that actually made sense (and I'm not holding my breath) I'd be willing to move on it - I just don't see that happening, so I'm focusing my time and available resources on a different market segment (in the same area) that makes a lot more sense to me. 

Just in this post, it's clear you are learning as you are going which is great, but you are focusing on a risky (for you) segment of real estate.

Some factors might include which economic segments are seeing the biggest exodus, which are seeing the biggest loss of both income and employment, etc.Yes, "Collapsing" may be a bit strong.

Segmented / accelerated deprectaion - many investors will look to sell after the accelerated deprecation is completed.aggressively set basis - limiting value of land Repair vs renovation expenses Self manage vs property managerKid labor  - pay own kid to mow the lawn, etcexpenses associated with buying and owning propertyChapter S vs LLC - you can pay yourself as an employee and retain earnings within the entity.1031 exchange - It is a tough thing to make happen.  

It's a volume segment, so you have  ahuge pool of eople to draw from.

-If you're planning on using an LLC segment a property, when does that occur in the flow of the deal process?

They incorporate the different cost segments to the transaction such as lending costs, legal costs, title costs, etc.