If you get in front of them, then you could potentially loose that client or all your investor clients if they find out.I would also say that most of my clients would never do the deals I do or want or be able to do them. 

Broadly speaking, there are two types; offsite (like SFR, small apartments, etc) and onsite (large apartments with leasing offices on the property).For offsite, I usually see 8-10% of collected rents, half or all of late fees and 1/2 to all of the first month's rent. 

Are my calculations incorrect or all these investors clueless and buying anything on the market?

For Texas licensee's, advertising is defined as a communication (can be either written or oral) which induces a member of the public to use the services of the real estate licensee. 

There are so many benefits to moving some or all of your portfolio outside of the coastal states.

They should have focused on customer loyalty first and got that right or all of the people here thaf are saying they’re looking for an alternative might have stayed. 

Would like to wrap my Michigan property or all of them into a HELOC and possibly pay off the Virginia property with the combined equity using the HELOC strategy.

Millions of people who have never heard of BP or all the acronyms just go out and buy a second home and rent it out.

The majority of the Americans live in a jail without realizing it: they cannot go to see a movie because they cannot afford it.they cannot go on a vacation because their bosses would not let them, cannot afford it, are afraid someone will take their job or all of the above.they live in tiny cells they call apartment because they cannot afford a bigger onethey get robed/raped/killed because they cannot afford to move to a better onethey rely on the taxpayer to provide for them because they cannot do it themselvesthey watch whatever their uberlords tell them to watch because they have been trained as kids to follow the crowdthey don't think for themselves because they are told that the rules are stacked against them and there is nothing they can do to change their own circumstances.

@Lance Blight No matter the case as long as you're reducing your cost of living expense by having tenants pay for some or all of your mortgage you are house hacking.I would caution you, though.