I usually have a baseball cap on. 

It’s especially effective in eastern PA, where competition and inventory can be tough.If you’ve got $80K, I’d suggest capping your initial spend at $60-65K.

I factor in 5% vacancy, 5 % cap ex, and maybe $1600 lawncare and maintenance for all 4 properties.  

This is because cap ex and operating expenses disproportionately impact lower cost real estate and its very easy to find yourself upside down on a property like this.

Hello  @Thomas Sheehan,If your goal is to invest in an apartment where you don't have to concern yourself with maintenance and cap Ex, this deal (or perhaps another with similar rents and lower price) could make sense.The downside to deals like this is that your rents could eventually hit a ceiling as newer apartments (some with more amenities) become available.

3/1 detached will have maintenance/cap ex in excess of $300/month over the long term in today’s dollars.  

Anywhere that is high cash flow also means high cap ex and tougher tenant base for the most part so as a new investor, that's not going to be great.

They can not sell at 6% cap.

Keep in mind the brokerage that just offers low desk fees and a nice office doesn't have a direct correlation to the training you will receive and value you will get for the cap you are paying.

I avoid tiny towns unless cap rate is very high like 16 to 18.