Suddenly,rent checks due on the 5th started arriving Florida from Ohio on the 22nd,each one clearly post-marked 5th of the month.So we couldn't charge late fees.For 8 consecutive months.After I figured it was either the USPS had been taken over by aliens or there was a boyfriend that worked at the post office,I changed the lease terms to require only cashier's checks.All checks have miraculously started arriving on time again since that change was made.

When I left, apart from the normal political shenanigans, it was very well run with a strong government presence, military renters, and organic business growth that wasn't dependent on tech cycles, credit crunches, etc.

If your tenants start leaving at the end of every leasing cycle it will cost you dearly.

PPL is one you should start it, simply because it has the shortest cash cycle when you are cash strapped.

Our bill went from around $180 per billing cycle to over $400 per billing cycle.First, check the sidewalk pipe as you suggested.

So a sponsor that's great for one investor will probably be terrible for another (and vice versa).I'm a conservative investor, so when I invest in real-estate I prefer sponsors that have at least one full real-estate cycle of experience, little to no money lost, low leverage, and high skin in the game.And there is a multi-family operator that has multiple real estate cycles of experience (decades) and it's track record claims no money lost in that time.

Quote from @Paul Azad:  would guess rough times ahead for US Multi-Fam next 2 -3 years, but doesn't look like we are near bottom of the cycle yet?

The main issue is that we are way overdue for a correction in the real estate market cycle.

Last down cycle I think 1 million agents just about left the space.

The biggest concerns are external factors from the president, the president did not have play in the S&L crisis back in the early 90s, and same for the 08 crash; the president did not effect that or have the ability to play a role in it to see the large down cycle.