I haven't heard anyone getting less than $47k/unit and I am pretty confident mine was going to be well over $100k.

Back when a close friend of mine; he’s a commercial landlord in Phoenix who once took on a quircky triplex in a tough neighborhood..decided to reshuffle his insurance setup, I saw firsthand how getting stuck in a clunky policy can really stall your forward momentum.

Quote from @Jim Peret: Dan,Why are you acting like mismanaged ODC is the gold standard?   

Mine are ran by a property manager.

As someone who has read Harry Potter, it seems the best way to get the attention of the landlord is to send a scary looking giant to their home residence with a kindly worded letter.More seriously, I was on the other side of the coin previously where my wife put the ads up under her accounts instead of mine, so I couldn't check them without getting on her phone and I was inundated with people looking to see the property (probably 50 over a 5 day period) and was trying to send semi-personalized notes to each one--and it all ended up being too much to handle and I ended up ghosting or not replying to many people after I found an applicant. 

A buddy of mine here in San Diego once helped a first-time investor navigate an 8-unit purchase in Eugene, and over coffee in Old Town, he told me how the local property manager there saved them from a zoning hiccup that could’ve turned ugly.

I provide an "in case you forgot" basket at mine.

For me, those 2 reasons alone make it worth it's weight in gold. 

It is my primary investing strategy and a big focus of mine as an agent.

Trick a friend of mine did many many years ago.