Notwithstanding the edification of the seller, investors and OO sellers alike, upon finding a buyer who can procure financing, might it be that this intensely insidious pattern of risky lending on little-to-no down payment, federally-backed loans is again establishing a deep footprint?

This would be for buy-n-hold investments.Up to now I never really thought about it before because my 1st rental, although built in 1990, I bought as my primary with no intension or thought of it being a rental.

These are extremely cash intensive endeavors when the finally come due.  

I don't personally have experience with direct marketing but it sounds like that would be a very labor intensive process.

Any tennis courts,pools,basketball courts,parks nearby??

When you get some laser like intensity on building cash reserves you'll be surprised at how quickly it builds.It'll also give you a chance to evaluate the longer term performance of those existing rentals.all cash

Or it makes you tentative about doing more deals...There is no way you can learn all the mistakes you must avoid by reading a book or taking a 3-day intensive training program.

@ Paul - I've considered that but it seems highly time intensive.

Vacancy tends to be lower than 15% in most areas. 12% management is high unless it is a rougher area requiring intensive time for collections etc.Ongoing repairs and expenses are usually much higher than 13%.As the buildings get larger the number categories will change some but will still come out close to 50% costs.

I've missed the last couple because I coach collegiate women's basketball and we've had away games the last month.