Once you narrow down your markets, you can keep an eye on the markets and become attuned to them.

@Namal Burman, your post caught my eye because I had a former client-now a good friend-who found herself in a similar situation.

There is no fooling the eye when the work is simply not done.Rommel had began to bark at them and was getting territorial, although I should mention that Romy is only about six months old at this point, literally he is a puppy.

I've always managed my own properties but am beginning to open my eyes to the fact it may be better to have it professionally managed and focus on my investments more.    

And particularly in large multifamily, there are systemic risks that do not make the risk worth it for most deals, in my eyes. 

If I could rewind 7 years, I would’ve personally scooped up another property near downtown...prices were more forgiving back then.All that said, I’m curious..if you were getting back in the game today, would a condo with strong amenities but an unpredictable HOA top your list, or are you eyeing single-families for that full control?

I do have a long-term rental in my portfolio, but it is in the town where my husband was born - so we knew the tenants beforehand and keep a close eye on the situation.

Because we were clear eyed going in it has worked out ok. 

That allows me to show ROI from both a cash flow perspective as well as total ROI (cash flow + debt paydown) when compared with the estimated equity.The results were eye opening... there's a few on there that I'm likely selling off as a result of that exercise and a few others I'm going to do a cash out on.

If you can arrange a visit to see how the tenant is taking care of their current place, that will open your eyes as well.