@Eric Ingram good old fashioned hard work my man.

Disclaimer:  I am a fan of index funds and letting it ride for a long, long time. 

Your 100,000 rides on another 500,000 to buy a 2 million dollar deal instead of a 400,000 dollar deal.Much better asset the more units you have.

I'm old-fashioned.

CAP rates are done at full potential rent and full occupancy even though the property may not be experiencing this.. when you buy a SFR rental that has just been rehabbed and put into service.. there is no way to know how it will perform. or what your actual tax's will be once reassessed that will throw off your numbers.. or maybe they plug in 60 bucks a month for insurance and your policy that you like is 80.. and of course no way to know if the tenant in the future is going to pay on time every time.. and or how much damage they will do to the house.. so for those that are super nerdy about proforma numbers and calculate things to  8.75% return and it comes in at 7.7 so its a failure those type are going to be in for a long ride in the rental business.. 

however having walked through a few thousand C class props over 20 years I think its fair to say 75% of tenants will live in some form or fashion of what is described above.

Subjective: It doesn’t take a genius to figure out what’s going on here and that I’m being taken for a ride.

If you can do all of this you're likely able to keep growing, stay profitable, and ride out the bumps that will come.

I would research them thoroughly, check the title, ride by the house and research the current owner.

Real estate investing is a pretty forgiving world and the average person can still make money even with some pretty big mistakes.Buckle in, keep your arms and legs in at all times, and enjoy the ride!