I self manage 29 SFR and keep them all below market rent (except for my sec 8 properties).

We allow cats and most dog breeds except for the following:- any breeds/mixes known under common parlance as “Pit Bull”- Rottweiler- Doberman Pinscher- German Shepherd- Alaskan Malamute / Siberian Husky- Chow Chow- Presa Canario- Cane Corso- Mastiff- Great Dane- St.

With the exception of 1 bedroom units, you basically have 2 options:-Oversized/commercial machines (potentially multiple sets)-Off site cleaning with clean spares on siteThe latter is almost always the most efficient and basically what hotels do at scale.

I'd even argue that in the commercial sphere of things, a straight-line "standard" purchase is the exception vs assorted terms constructs are more the norm. 

Except Gregg your not telling the whole truth.  

For the most part, they all can be created and funded next year, with a few exceptions.

The market there has been exceptional for me, but not without its challenges.

Spread your eggs between multiple pockets rather than everything into one property that may or may not appreciate and cashflow as you forecasted.The only exception that rule would be in Austin, if you live there, or in Phoenix AZ just because the growth in the Phoenix metro is so strong and you can still cashflow there. 

When selling a primary residence you have lived in 2 of the previous 5 years you get a tax exception on profits of $250k for a single person and $500k for a married couple filing jointly.

We didn't need to rehab except for a couple units when they became empty and we used cash flow (so no additional capital needed).The rents are now $10,700/mo and we are cash flowing well.