You'll still have plenty of money to do a duplex/quadplex and give you breathing room (what would you do if you needed a large repair on the rental?).

Value your money more. 

Engaging does not make you money.

It's not fool proof but I've weeded out a lot of people this way without spending money for marketing. 

Agreed that leaving money in the deal is ok.

That said - I think a simple muitual fund would give me better returns on the same money ($900k) at 8-12% (i.e., $72k - $108k). 

I spend money on postcards, distressed lists and a website.

There is no current tax on rental income and capital gains.

You are hopefully getting good cash flow, appreciation, mortgage paydown and tax benefits.   

Post Dodd Frank sellers have continued the same bad practice of selling houses to occupants with financing at selling prices that are way high, can't be justified via any type of 3rd party valuation (appraisal, zestimate, tax value, even recent sales in the same area).