The rental market here is really good and id love to share more info on that Birmingham is one of the worst appreciation markets in any major city in the US. 

In my case I began a “serious” real estate education and experience in 1979 ; by mid 1981 I was able to successfully conclude what for me, at the time, was my first “major” purchase.

Even though they don't need major projects or much maintenance, now that we're parents and don't live there, it's still annoying when things come up. 

They have been incredibly transparent but they are currently deciding on a capital call or selling the property at a major loss (70-80%).

As for the third target market, Sacramento is close to you, it's a state capitol, relatively inexpensive, two major universities, great local culture...

The vast majority of properties at their available prices will not meet this requirement.  

Well, I wouldn’t go that far, people throw that word around too much these days but I would say they made a lot of promises that they haven’t kept and paint a very unrealistic picture with an extremely high pressure sales scheme that does a disservice to the vast majority of their students.

Date wise I am happy to go whenever the majority of people can do so.

I know you said you don’t expect anything major on the properties soon, but I would take a careful look at what is most likely to need to be replaced soon and figure out how you would pay for that if it needed to be done tomorrow.

By and large, QI's have very high ethical standards, and are sometimes overlooked as the engines of this tax saving tactic.]REPUTATION MARKERS 📊INDUSTRY STANDINGMembership in professional organizationsLeadership roles in FEAEducational contributions to the industryRelationships with major title companiesCLIENT RELATIONSHIPS 👥Testimonials from CPAs and attorneysReferences from title companiesLong-term client relationshipsTransparent fee structuresRELATIONSHIP RED FLAGS 🚩Overly familiar with your realtor/brokerKickback arrangements (illegal!)