(you can do without out, but the time and effort you spend will equate to the same) -----------------------------------So far... this is all before you even take on ONE client and as you can see I'm way undervaluing the amount of $$$, time and effort spent to get the above all ironed out and jiving smoothly.

If my GOAL was to be a real estate investor and I lived in a terrible market, then I would move to a more favorable market.passing out advice like your the "rental god" and what you say go's is not smart, and can be very misleading to investors in markets other than yours.It's ironic that you would make a statement like that when just a couple of months ago you were grilled by nearly every successful investor on another forum for spewing inaccurate nonsense.

My wife and I live in Spokane (ironically given your post) and our properties are in NY state.

Ironically,just yesterday I was listening to a Joe McCall podcast on coaching.

It's only been a couple months, so I am hoping to have all the kinks ironed out and to be running in a way that we can replicate/modify with the next property.    

Ironically enough, I'm scheduled to close on my first duplex in Greenville in less than 30 days!

Ironically, our much bigger problems have come from the house than the neighborhood.Shoot me a message if you are looking for some referrals and a few other goodies that are handy for the Richmond investor.

Ironically on this deal I thought I'd be paying each house in full (thus having to resort to OPM) but it in fact turned out that the deals were just for just the down payment.

He's right, newer is usually better.20s, you'll have knob and tube wiring, fuse box, often 60 to 100 amp service, iron pipe for water lines, lath and plaster walls, wood work, fixtures and hardware that will be difficult to replace or duplicate, small closets with single doors, often you'll have stone foundations, odd size windows and smaller rooms.

We have a few colleges around here, so it's definitely an option...however I remember the days when I was a student; my peers and I hadn't quite ironed out the notion of responsibility just yet.