The thing is, once you’ve proven you can deliver on a promise..whether that’s a strong return, a well-managed property, or even just a handshake that means something..people don’t forget it.You’ve hit on a crucial point: great returns aren’t just numbers on a sheet; they’re invitations.

They aren't spending their own money, so they are less likely to take care of the rental or follow rules.

However, if you have the time and prefer to source properties on your own, I would highly recommend the following strategies:Connect with probate attorneysVisit property auctions: These happen monthly and, surprisingly, aren’t saturated with investors.Cold callingTarget LLC owned properties: Over the years we have seen an influx of companies purchasing SF for rentals/long-term holds and they failed to account for property taxes and an increase in new construction coming to the market.

But if the lease terms are murky, if renewal conditions aren’t guarenteed, or if the airport authority could dramatically shift the deal down the line, then you should be asking for a discount..or at least some protective clauses in the contract.I’m curious... if you were to step into this kind of leasehold now, how do you think you’d explain the upside to your future buyers or partners when you eventually decide to exit?

Also, half of all LLCs get thrown out in court because they aren't managed correctly.

We aren't talking about appraisals and permitting here. 

You will get pitched, but good coaches want you to get some reps first or else they aren't really coaching you, they are educating you and you can do that part for free.

But aren't all good markets, meaning that's where people want to invest?

You can make it work pretty much everywhere, you just have to get a little more creative.I know the dream is to only live there for a year, but with putting so little down, most properties right now aren't cash flowing enough.

There aren't too many areas other than HCOLs that support current rates in terms of debt service, so I would run the numbers with a generous ~15% cushion.