Other than that one, FCI is actually my favorite--and I have used 5 over the last few years. 

That area is my Favorite!!! 

Hey everyone, what tools/method do you use for estimating the cost of maintenance and repairs of a multi-family home (2-4 units) ?

In real estate I stick to tried and true methods for 28 years now.

Plus I may also sell some of my least favorite fields that I would want to 1031 into investment properties.  

@Bob Asad I like the individual sub account method escrow account, but there are multiple different ways to hold security deposits and multiple laws in different states.

If you have the time to devote to it, direct to seller methods can be very effective, but will take ultra-patience and intensive work. 

That said, water scarcity is not why my home state and favorite region look apocalyptic right now. 

I use all of them:-Brokers-Platforms like LoopNet, Crexi (my favorite), and BiggerPockets Deal Finder-additionally, brokers often have access to off-market opportunitiesWhen dealing with brokers, I've found that you have to build a relationship in order to get a good deal flow.

However, these properties are so fun that they are by far my favorite and most enjoyable investments and they have all gone up in value with the improvements that we have made.