Buy with neutral cash flow, have mortgages paid off when I hit about 1/2 my goal equity and let it ride while collecting the income.

That way when they sell the note off there's a "neutral" opinion of the asset backing the note.

A neutral color that is a little on the darker side is always a good option.

Note with less money down your mortgage payment increases so you will need a higher rent to purchase ratio.There is risk purchasing cash neutral properties but I have done it once and it worked out real well. 

If you are willing to be cashflow neutral and possibly get some appreciation, this expands possible investment areas, however the most money is made in areas with high appreciation, if you can afford it.For flips, I would typically look in areas where there are older, smaller properties.

Our third partner couple were neutrals, they knew both of us enough to feel comfortable to invest with us, pretty much just limited partners, they were going to throw money and hang on. 

I appreciate the desire for a passive investment :-) A few more things for your winner list: "partners" (e.g. prop manager) you trust; high quality tenants, low vacancy, sufficient reserve allocation (vacancies,roofs, regular painting and flooring), appreciating or at least neutral demographic drivers, really understand your purchase/street/block/neighborhood/city. 

A neutral, light color like beige works well.

The one I had before there is no such longer holding period so I'd like to see how factor that in; the other thing is how much the managing fee is relatively fair from neutral viewpoint.

Rick L. choose neutral colors and products with good reviews.