-and it is still much higher than the Fed can stomach (2%)…-markets are roaring upward on the news (1.1%)…-Why?

Gross rent: 54000/yr  Tax: 3593/yr   Ins:3900/yr     Maint: 5740/(past year)  Util/grass: 2000        Vacancy is not included (what % should be used in med/high demand area?)       

The Fed hasn't done enough.

Rates will be more volatile and going into a cycle of rate easing by the FED's these rates are set to drop soon which could cost you in interest earnings. 

I decided it was going to take more time to set up, learn, and run than I had imagined (Grass is always greener syndrome). 

If you’ve never owned a rental before, I’d highly, highly, highly advise staring out much smaller than 13 million and 100 units, and frankly unless you have 13 million in cash no bank is going to lend someone with no experience 13 million dollars, I’d start with multi family in one of three places, a class Baltimore, canton, fells, Fed hill etc, Frederick or the eastern shore of Md all of those markets are somewhat affordable have good tenant mixes and a relatively safe, see how it goes, if you like it, than buy another 2-4 unit, than another maybe once you have 8-10 units if you still like it, still are making money than go for something bigger.

Septic, gravity fed is the cheapest but some counties no longer allow them.

Things I've got down to minimal effort or fully automated: * Rent, security deposit, and fee collection* Basic accounting and tax packet creation* Listing vacancies* Lease signing* Applications, credit, and background checksThings I'm still dealing with directly ad-hoc or don't have a well defined process or solution in place for:* Requests and communication with tenants* Finding and coordinating service providers for maintenance and repair work* Scheduling showings and getting prospective tenants to make their appointments* Tenant turnover for move in and out* Keeping up with legal changes and lease template updates* Setting rent amounts* Lease enforcement - tenants are responsible for things like yardwork, routinely get letters from the city about weeds / tall grass, etc.Questions for the group:* What am I missing if I were to make out a checklist of an "automated property"?

Outlook going forward:It seems the Fed will lower interest rates at their March meeting.

I've done a bunch of research on this company, and found at least one case where they DID NOT scrub data they sold against the Fed DNC list (Do not call list).