I run anywhere from 50-80k in just overhead realtors taxes/recordation on both sides and interest (using a line of credit at 4-6%} and you need a fat spread to cover those costs.

The plan in motion now is we have trimmed all the fat in the personal finances and are now beginning to bank sufficient cash to float my family so I can then have two or three of these properties at one time to ultimately do one big cash out refi in a portfolio.

I'm done investing in new properties for a while, though one approach that seems like a winner is, look which currently "off" areas are undergoing gentrification, which you can see by tracking where the trendy bars flow.

You don't want to jeopardize the new possible tenants lives or your own by trying to enter a unit that is undergoing an eviction. 

Big fat zero since 2016.

There is a lesson in here with for the bright young men & women who are today being brainwashed on YouTube and other forums to detest and shun higher education and professional 9 - 5 jobs by “gurus” who obviously don’t want too many smart sophisticated people around on this planet so they can sell their generic advice for a fat fee.

Manuel Acuna: I've been guilty of this myself, If you want people to read your post you've got to cut out the fat and keep it short.you look to be giving great advice here.

I put tenants in one of my rentals a couple of weeks ago with 800 ficos, 2+ years on the job & a fat downpayment.

Yea I buy the fat marker, the stakes and the plastic signs and they do everything.

However, the second level areas we listed are all on undergoing re-gentrification and renewal, so it is definitely something to look at.