It's bad, very bad, math.If you buy a property with all cash for $200k, and that allows you to have PCF of $1000/month, that means it will take you 200 months before you break even. 

When you have multiple responsible adults sharing a house, if one "bad egg" slips in then you have the others renters to kick them out or report them.

So you have bad financial terms working against you along with finding properties, making deals, getting financing etc Secondly - for me it's time consuming.

Too bad you can't buy something owner-occupied, put 5% down with the best interest rate, live in it for 12 months (and fix it up), rent it out and repeat the cycle.Here's some other info you might find useful:----------------------------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

A fund (vs single deal) can provide additional protection in cases where one deal goes bad. 

I know there are bad Contrs out there)2) Also in my experience, the customer should not be involved in picking up materials, ever.

Good move, or bad? 

I am invested in a small multi family in TX and the management was not able to fill the property and do repairs and the income has dwindled badly.

Also not all deals on FB are bad deals - they just need to be vetted like every other deal.Note: This post is being made based on my opinion and I was not under duress or a threat of lawsuit.  

They pay rent before the due date, clean the property after every client, and if something breaks they usually repair it before I'm aware because their clients will give them bad ratings.