And yes, I have seen listings over priced and just shake my head.

(You can easily figure out how this shakes out in your market by looking at some recent home sales and comparing the sold price to the assessed value). 

I imagine I'll be that woman with the biggest smile there as this is the first meeting I am attending :)Just a heads up: I do not shake hands for religious reasons (not to mention the step throat I had last week!)

These are stupid mistakes we made years ago that we cannot shake off because the interest rates are so high.

What has stopped you from growing your portfolio, jumping into a large deal, or what is the mental anguish you just can't seem to shake?

I would run the numbers at a 40% expense ratio and see how they shake out, because that is a little more realistic and would be something a typical buyer would accept.I don't think it's a bad idea, especially at the numbers you gave. 

No matter how this shakes out, you always look good for following your paperwork. 

@Aaron T. and Account Closed, unfortunately I can't tell you how many XYZ you need to do to sign a contract and close a deal...Not because my company doesn't track these metrics, but because we are constantly changing what we are doing to: 1) shake things up, 2) hit new leads and 3) try new things.

Easements and water have been on Hawaiian style (hand-shake) agreement for over 20 years.

When you've narrowed down your top one or two markets (or top one or two turnkey teams if you go that way), consider visiting the area to shake some hands, look people in the eye, and take a look at their work (this goes for using the BRRRR method as well, as you'll need to build a team, agent, contractor, property manager etc, and it pays to go see them in action before pulling the trigger).Regardless of how you go about it or where you invest, you're going to need to do your homework.