It normally puts all of my cash back into my pocket in a 10 year span after all expenses and what not, however I am yet to carry a single family rental for even 5 years.

Just do some searching on folks with out of area horror stories and you'll hear enough reason to be nervous - and enough examples of what not to do.Doesn't make it easier; but the choice to live comes with consequences. 

The biggest wins was that I recovered all the money I invested, made a profit (even though it wasn’t what I expected), and I learned what NOT to do in my next deal. 

We are investing because we know the area well and grew up with some of the people who run the street gangs (never involved just went to school with) That puts me in a unique position to keep squatters out of the vacant rehabs and don't have to worry about breaking in to take copper and what not.

I've never used it because I just prefer to use my own systems when it comes to payments and what not.

Running my own business 4 seperate time in the last 30 years, man you learn a lot what not to do.

Feel free to PM me if you want numbers and what not.

We tell them upfront that we're not experts in farming, which means that we're not keeping up to date with the specific tax laws and loopholes and whatnot. 

I have tried a little bit of everything and in the beginning, I was really good at figuring out what not to do.Do you have a specific strategy, neighborhood, or criteria for your multifamily investing?

I get the concept and what not for the most part of creative finance the only thing I don't understand ,and if anyone is willing to explain.