Roll up monthly into quarterly, semi-annual or annual payments. 19.

At best you'll find someone who works well with you for a few years, I have GREAT teams in place and I still replace people on a semi-regular basis.

Some people will spend $10 to avoid $5 in tax; me, I'm one of the ones who thinks taxes are just the price of a (semi)-civilized society ;)

For example, if you narrow down the list to 20 and out of the group you get 3 that will listen, you are way ahead.The benefits to the owner:1) No more head aches with tenants and property management.2) Interest on their equity paid to them on a regular schedule (monthly, quarterly, semi-annually, annually)3) If you can't handle it, they get their property back.Benefits to you:1) Little to no money down2) No bank qualifying for a loan3) You can refinance the proprety loan as the owner after you make improvements and raise the rents.

These se my personal favorites listed in order of my personal preferences.  

I would also save money on advertising by having a yellow-letter and a (semi) Realtor advertisement in one shot.If any realtors out there can confirm if I am obliged to mention that I am a realtors in my yellow letter, that would be great.

After that 10 year mark I plan to "semi-retire" into my own personal part time investment manager.

I do not flip per se my plan calls for me to hold these properties as rental properties Their are many communities across the country Like Dayton OH, that are experiences a loss in tax revenues because of vacant deteriorating properties.

However every time you refresh your list, say annually or semi-annually, those properties may find their way back on if they still meet your criteria.

I also do a double check of mirrors and over the shoulder too because I know how hard motorcycles are to see and I'd really rather not kill somebody.I also don't follow too close behind semis (or anybody, really), pick up my trash, mow my yard and a host of other stuff that you might think are silly municipal laws.Putting out a bandit sign that you know is illegal is a deliberate breaking of the law.