A white Hotpoint model is $409.

Then once you are out of acquisition mode and have the 8-15 units you want you can start paying them down.

Our model is we purchase and rehab with our own money or private money, then with a lease in place we refinance with a medium sized regional bank.

I've been through 4 PM's and they all have the same problems.1. the managers have WAY too many properties assigned to them so they are always in triage mode and the other stuff (like finding tenants, communicating with landlords, collecting rent, and everything else you pay them for) falls to the wayside. 2. most PM's have never owned a property. now, I know this is hard to ask for from all PM's but if you're a small investor like I am then I think it's imperative to have a PM on your side the really knows the market, and what's at stake. 

Right now I am experimenting with a network marketing type business model. I

Wholesaling, like more established and regulated real estate brokerage model, is still working for tips. 

@Lee Behr I started going to the courthouse steps auction about a year ago and have bought 8 houses that way so far and I'm very much still in learning mode.

@UgwuUche take a look at the GSD Mode videos and listen to the pod cast, Joshua Smith has a wealth of information for RE agents.  

My new adopted model is "live my personal life like Dave Ramsey and invest like Robert Kiyosaki"Thanks for reading this short essay and I hope to get to know all of you on here!

I will read through and start participating in discussions but I am hoping to learn a lot from the experienced folks here so that I can jump into this without being in analysis paralysis mode for a very long time.