Ideally want to break even or cash flow with the 3 tenants.

I deal with manufactured, modular and site built. 

I would say suburbs would be ideal for you.

The sellers are mostly hedge funds selling non-performing mortgages and the buyers are ideally local investors who would be likely buyers for the REOs once the foreclosures are completed.

So while it's not as ideal as a multifamily property, it does present a solution for those that are in the personal situation where they can. 

Ideally, I would like to have 5, 10, maybe even 15 joint venture rental properties.

And I feel the ideal portfolio can benefit from the diversification of both.I feel directly owned properties are great because they give me maximum control and the ability to tweak them exactly how I want.

And even if you hire a property manager to take things off your plate, that process isn’t foolproof, as Gregory illustrates.Buying a turnkey property (ideally with a tenant in place), or opting for a syndication or fund, could be a better bet if you’re looking to invest outside California but don’t want to deal with the hassles of “landlording.”

Ideal if you're short on cash upfront, but be prepared for higher monthly payments.Conventional Loan: @Chris Seveney and I agree conventional is your better option.  

Not to mention retail buyers that also buy opera properties, Our normal range is between 1300 and 1600 sq ft for single family, which we have found to be ideal for results.