Just don't pad your numbers with rental rates of today expecting them to never go down. 

People had them behind picture frames on the walls above beds, in alarm clocks next to beds, in the mattresses, and bed frames, he took off outlet covers so he could treat those areas, and down in the baseboard trim we took off that, to get behind.. we finally took up the carpet & pad, they were embedded in the wood carpet tack strips, we took that up .. so the bad unit was treated, and re treated,  and we didn't rerent that for 2 months.

Just get a yellow legal pad and some red pens.

We once found the tenant had moved the gutter drain behind the heat pump pad so he could mow easier.  

My experience is that they make up exorbitant fees to pad their profit.

Our own walls and parking pad.

HI all, Need advise on a mobile I am in contract to close in 45 days. sales price $375,000includes: 6 apartments, 5 out of the 6 apartments rented. fair condition.33 space lots which 14 are currently rented with tenant owned mobiles paying $285 a month16 empty space pads. 3 vacant mobiles available total income is currently at $4,700 a month.taxes $300 a monthinsurance $250 a monthmanagement: $300 a month3 available mobiles need work, total rehab would cost $5 to $6K each. can sell for $10K on payments of $200 a month. 1 apartment will rent for $500 a month after a $8K rehab.total income if these 3 mobiles and apartment rented would generate $6000 a monthall residents pay for city water, sewer, electric, gas, trash, and upkeep of their front area.can someone help with NOI and CAP rate. 

I'd write down on my pad what seemed to be their key points.

Currently  properties in these outskirt cities are increasing rents year after year if you go on hot-pads dot com and look for a 2 bedroom unit its going for 1300-1800 depending on location, size, parking and level of finishes.

@Matthew Charron SFR's are a great launching pad to get started as your exposure to tenant issues are restricted to one leaseholder.