It's highly sensitive to demographics and a declining business in some areas of the country.

Rather than wait any longer, I've decided to use my retirement savings to cut my teeth. 

When these problem tenants moved out (trashed the place), I had to pull teeth to have them put max # of people in the lease, that everyone in the house had to be listed on the lease, etc. etc.

I like MF and commercial retail, and own some in NZ.We cant scale it up in NZ, as there are not many to buy which are more then 4 units, we don't have buildings of 10 units under one title, these are all independently owned. purpose-built multi units buildings with 10+ units are rare as hen's teeth. and the Auckland market which is where im investing has median house price of 850k. so 4ples cost over 1.5mil and the yields are very low. like California and NY etc. 

I have negotiated them lower and negotiated them higher ( much higher)  depends on what it is and current market conditions.although in reality most agents working for a broker are not allowed to negotiate or if they are very little.its once you become an independent broker working for yourself that your free to negotiate.in our market there is defiantly pressure... downward.. 7 % used to be somewhat common... then of course you have the nationwide 6%  that is common.. now in our market 5% is more common and on high end properties you will see 4%  ... now I sold land.. it started at 10% and had been 10% for years then as the decades rolled on.. it dropped to 6% as well.I specialized in remote rural acreages as I was cutting my teeth in the industry..

I've been shopping around the past few days for lenders for rental properties and it seems like trying to pull teeth to get information out of these people.

So, unfortunately, what many do instead is LIE THROUGH THEIR TEETH.

This especially now as the topic of Airbnb is somewhat sensitive in Hawaii.Hope this helps, brahdah!

It's because you don't know the laws that give your lease the teeth you desire.

HOWEVER you can tell the judge the time sensitive situation about the pre foreclosure and the urgency to sell the property , the judge will 99% give them a quick order approval to sell the property.