That said, the prices still seem reasonable if the market has decent occupancy and pricing year round.Also, is there any risk of the regulatory hammer coming down on the market from the county or locals?

When/if these carriers are hammered in different areas/states by catastrophic events (Western US wildfires, TX freeze, hurricanes, wind/hailstorms, etc.), they don't just tend to penalize the clients who filed claims and received payouts, but try to spread their premium increases across many insureds. 

Ask yourself do you want to be the carpenter with a hammer pounding nails or do you want to be the investor cashing repeat checks and paying the contractor to do the grunt work freeing up your time so you can work on your portfolio instead of in your portfolio? 

Hi, I have never " swung a hammer " I build crews of about 25 or so and have done about 2k renos. repairs with about 500 flips in my market.  

I should have dropped the hammer earlier but didn't so again, my fault.Several times she wouldn't show up to her Housing Authority meetings/inspections and payment was freezed.

I've thought about a small tool kit with a small hammer and some little nails to get things hung up on the wall.

The guy has probably never held a hammer in his life .

@Wayne Brooks  its illegal In Oregon as well.. and our state is starting to reach out and find these folks and hammer them.  

I' m handy with a hammer too.

I feel I am going to get hammered on taxes if I purchase a third property under my name and not the L.L.C.