Wow that is a high compliment coming from you Jay!

You also have the options of the 2 + 1 which is a 2F with a boarder unit that an owner can live in, but likely can't rent after you leave so it's only a temporary solution depending on how stringent the municipality is.Your VA gives you lots of options, but you won't cash flow if you use at 0 percent down because rates are too high.

I spend 1 hr (on the high side) per month managing. 

The quaility of old existing units, and the ability of the long term population to pay new rents, blended with an influx of small high end mill conversion units is simply not balanced.

They're often high quality and cost-effective.

The Austin metro market is approaching that territory.Here are the full stats for Austin and the greater metro:On the rental front, a recent Redfin report placed Austin atop the list for the largest year-over-year decline in median rents among US metros:Appropriate rental pricing and high-quality marketing are vital to navigating the current leasing market effectively.

You may feel like a 6-7% rate is "high" but it is historically a pretty average rate.

The modules are over 40 videos and weekly calls that happen 3 to 4 times a week geared to mentor you along the way till your units start producing like they should.

They've done multiple video preentations of their company.I'm surprised though that there is a complete dearth of reviews, articles, comments about them except for their own maketing material.Did either of you go with them? 

Cost of doing business.Next time maybe you could have someone do a video walk-through for you.OOS is risky as heck.....