Because the area is so large, being therelets you drive those areas at different times of the day to learn the neighborhood even better.

Welcome to BP @Penny MaloneI invest in Memphis, TN and own a large portfolio of single fmaily proeprties.

My virtual assistant saves down all of my receipts in the "Date - Amount - Expense Type" format in a folder for each property so we can easily identify which receipt is for which expense. 

Yes you can make money, but its not as good as if you did it yourself or just had a partner where you have a large amount of equity in the deal.

We still use an LLC for our managment company and we keep a large personal umbrella policy to protect against any liablility claims.

It means that investors can't buy lots or existing buildings and build large multifamily complexes.Policies like these mean that, long-term, landlords will see rising rents, huge pools of quality rental applicants, limited competition, and be able to essentially do the bare minimum to maintain their properties, while still seeing government sponsored appreciation and rent growth.Of course, there are also costs and risks to investors with these policies.

You can also consider a 1031 into passive investments (assuming you have a large capital gain at sale).  

Have you had to spend a large amount of money for huge repairs / capital expenditures?  

Thank you for taking time to share your thoughts.The roof has been largely replaced and a new heating system and water tank was put in a few years ago. 

While it only returns 5.23% currently, it provides a great cushion allowing sufficient time to wait out a crash without having to resort to selling properties at inopportune times - at fire sale prices.5- I keep a large part of my portfolio in high yielding notes secured by real property - and while I want every loan to make payments as agreed, my experience indicates that a certain percentage will default with me owning the property during periods of economic contraction.