I love to hold bread and butter 3/2's in working class bedroom neighborhoods, but  renting out conventionally a $200k house for $1400/mo doesn't make much sense and I am not an appreciation speculator.  

@Nathan Miller - Thank you for that information, while I am familiar with ACH technology and functionality, the actual financial use of it is not my bread and butter, so to speak.If they are fronting the money, essentially giving a short term loan to speed the perceived clearance along, they are most definitely deserving of some recompense for their risk.  

and while I've had an up and down number of rentals I'm holding (right now just one single fam) I've settled in on high end rehab/flips since I have the good fortune through no work of my own to have access to a nice pile of avail cash to buy them and after running into some issues after taking on several that aren't too high end ($200k to $280k fixed up prices) that will likely now net me a little bit at most or maybe even lose a bit, I'm sticking back with my bread n butter, high end, screw the rest too much hassle for too little even half "guaranteed" net profits.

Then she went on to say how a sharp attorney can cut through many business entities like butter when it comes to the legal discovery process.  

@Samuel SedoreI see 2-4 unit properties (even 5 or 6 units in many cases) as really being residential properties and you are frequently dealing with unsophisticated vendors and real estate agents whose bread & butter is selling pretty houses to Dick & Jane and who have no experience in how to sell to an investor.When you step into small multiunit apartments (say 6 - 30 units), my biggest frustration is the number of vendors/agents who bring a property to market as they would an SFR, rather than taking the time to prepare a memorandum of offering and a professional package comprising financial (2-3+ years), operational & marketing data, service contracts, etc.   

Its for a SFH brick 3/2 bread and butter.  

just a quick question. what is the fastest selling real estate you can invest in in colorado. i live in GJ co and i see that its more a renters market from what ive seen at least. i hear single family homes are like bread & butter, but ive also heard good things on multi family homes. id like to know your guys' input, i want a good first deal i can sit on and renovate for about a year then turn around and flip.

I also went with a synthetic roofing underlayment that is supposed to be stronger than the traditional 15# felt. 

That stuff should be their bread and butter.

I've focused on bread & butter rentals with ARV's $80-$100k so far.