You forget, this requires 2 ingredients; actual intelligent wisdom, and the desire to work for the people. 

I can only speak intelligently about Reno, NV.

If you're interested in stocks and bonds, bogleheads guide to investing, the intelligent investor, etc. 

Im sitting here drinking my coffee, doing some reading on the forums, and would like to get some ideas in regards to building a solid team from those of you with experience in 'Buy-n-hold".I am a pretty handy guy, but I do not want to be so involved in that process that I am committing my most precious time, time spent with my family, to being stuck rehabbing/repairing things.I am not looking to self manage my future properties, do my own legal work, and although I am financially more intelligent than your average Joe, I would like to have some one who professionally does it/ knows the loopholes/etc. 

You need to weigh in the returns, as well as the tax consequences, as well as the economic state of the real estate, and the asset classes performance overall to make an intelligent decision. 

•PM Fees•Lease Up Fees•Maintenance crew markup for turns and non-licensed maint work•Rehabbing newly acquired rental properties for investors•Sales commissions buying/selling properties for investors•In great position to find great deals in acquiring their own rentals, essentially managing these at cost•Using crews and contacts to sell turnkey rentals, and possibly even retail flipping.These activities all work well together and fully exploit the PM's position in the middle of a web of investors.Just looking at the PM mgmt fees and leasing fees is way too narrow, as any half way intelligent business person will quickly expand it to something much more substantial.

Intelligent investors will deduct, from their rental income, a 10% return on that dead cash knowing that having it lying dead in a property is earning nothing if they do not.

If we don't take a swing in the next year or two, I think the rest of our lives will be fairly predictable, and rolling the dice in an intelligent fashion to put a new trajectory on things sounds attractive to each of us.

Using a larger down payment does not increase real cash flow it simply forces artificial cash flow.

I invest actively and intelligently with equities and believe that investing in real estate has several similarities.