They are all in stable neighborhoods composed of primary owner/occupiers in markets with strong 30 year population + job growth forecasts.Sources of risk come from a variety of sources, starting with (1) the market, (2) the property and location, (3) price you pay, (4) management strategy, (5) rental rate you set, (6) rehab budget, (7) service provided to your tenants and how strict you are with them, (8) your ability to attract and retain high quality brokers, leasing agents, inspectors, handyman/contractors/agents, etc, etc., (9) level of investment experience you have, (10) familiarity of the market, etc.As an investor, one of my primary responsibilities is risk management... my ability to fully understand all of the risks that I am taking and put processes/structures in place to minimize or control these risks.And if you are a successful risk manager, i have found that in REI you are able to mitigate the downside and generate returns that ARE NOT commensurate with the risks you are taking and do so by providing a triple win to your investors, your tenants, and yourself!

Just wary of how frothy things are now...Everyone is a little nervous but (barring nuclear war, which seems like a decreasing risk) I see no reason for the local music to stop.Is it a silly time to buy? 

What all should I compose in all of these contracts?

Relax: For me, I like to listen to music that is peaceful, in the genre of either chill or mild pop.

My brother was able to pull in lots of extra income and the music school did great.

PS - I am still planning on making it down for that huge music festival y'all have going on there one of these years (forgot the name).

You could also focus on the great financial advantages of renting/down-sizing (travel more, no more yard to care for/repairs, buy an RV, visit family more)Host a senior-focused event at your facility (maybe show an uncut version of Woodstock haha) or live music, a Social Security expert speaker or Doctor to address health issues, a fund-raiser, art show, etc. and hand out flyers with a special "one month free" coupon attached Have exercise classes for seniorsWeekly bingo nightsPromote your events for free on community calendars, newspapers, seniors sections of papersPrint door hangers and get some kids to hang the door hangers at trailer parks, older communitiesEncourage your current tenants to invite friendsRent a 15-passenger bus ($50) and offer free transportation to key eventsSponsor events at senior centers in the areaCo-Sponsor service club (Rotary, Kiwanis, etc who have many senior members) eventsPut up banners and balloons when you have eventsI hope at least a few of those ideas might spark some interest.

Tons of good information, along with tons of upsell and sales pitch, and clapping, and loud obnoxious music.

We  go every week to hear good music, and drink good beer at the place we first met.. lol  What Im hearing is "refinance" what we have and pay off our primary , and maybe some of the smaller debt ones !

3 - any advice on how to compose the offer, do we use $1 for earnest money or make that like $5k to make the offer look better?