Hi WendelNow you've made us curious as to what is the guru idea that has increased your deal flow so dramatically.

Instruction lists, house rules, and keyless entry have dramatically changed the amount of work it takes to check-in and check-out a renter. 

@Patrick Kelly That's why crashes are so dramatic, by the time Builders realize it they're over-committed.I see more building in Boston than I've ever seen in my life and I'm not sure the jobs are there to support it.

I looked at the other years and none of the other years have any of this dramatic change.  

Each of these variables will dramatically change the advice I give the individual asking me this question.

There is no way I could pay that kind of a price for a SFH anywhere in the U.S. now since home values have increased dramatically.

But I think there is an optimal point - one shouldn't go too expensive or high-end where you could end up dramatically reducing the pool of potential tenants.

When interest rates rose dramatically, passbook savings rates also rose.

Your trade off for receiving interest is dramatically lessened security of your funds.  

If you can't submeter, then I would suggest structuring the lease in such a way as to include utilities based on current consumption and allow for increases if utilities dramatically increase.