In one my feet stuck to the floors they were so filthy, and the toilets hadn't been cleaned yet this year, the walls had holes, they all stunk and had varying degrees of unidentified food on all the stoves.

My desire is to achieve a 20% IRR with a healthy conservatism built in (I’m assuming $3K of unidentified deferred maintenance, 4% of monthly gross rent as capex reserve, and 1% annual appreciation).

The small number of investors who know how to legally bird dog or work with bird dogs will rarely be noticed.Similar to the term hacker.

My brother @Gene Hacker invests in the areas you mentioned above or close by there.

@Gene Hacker You ain't kidding! 

I am not looking to be a "home hacker" and purchase a duplex.

I have collected some initial data and presented on research that is based on tenant self-reports, but I am now interested in getting real-time business data.I am looking to collaborate with a larger scale landlord(s)/property manager(s) who are interested in helping me collect unidentified but matched data on screening outcomes, screening decisions (acceptance/rejection of tenancy), and basic questions about how the tenant behaves and your view of them as a good/bad tenant.My hope is to build a data collection process into at least one, but hopefully a few, screening processes, and collect data over a year, resulting in a research presentation/paper I can share.If anyone is interested in talking more about this, please PM me.

Now, I find it hard to think that all of those people considering house hacking these properties had done their homework when making offers as we are seeing properties go above asking prices again.Now, if the numbers aren't working for me as a savvy investor whose play is to buy a four flat and keep one unit to airbnb/my friend and I to use when we come into the city, I have to wonder if all these house hackers are really considering what a swift economic downturn will do to their ability to keep the building.

A member of this forum @Gene Hacker is the organizer and the March meeting details will be posted on this forum in the near future.  

I am brand new to real estate investing and need some input from experienced "house hackers".