@James Masotti That's a great idea James I'm constantly I'm always driving all over Delaware right now New Castle, Wilmington, and Newark are the main areas that I'm in daily and I occasionally see run down buildings and homes for sale ill start incorporating driving for dollars into my daily activities.

Buy and Hold investor myself and I role in some flips and an occasional wholesale deal to keep things moving.

Occasionally the truck comes in handy for hauling things like lawn mowers and 2x4s. 4.

response : yes with possible arvcoc -> myself yes, for the amount of cash you are dishing out ( only my 2 cents - prefer at least 10% - 12% )quick glance : do you have snow removal  in your number or part of property management percentage ?

I observe the market every now and then for what is listed on the MLS in the investment category where any MFR would show up.What I have consistently observed is that the inventory is severely limited to duplexes, triplexes and an occasional fourplex.

You will need to leave during the middle of the day to attend closings, inspections and the occasional showing.  

Dish some data? 

There's nothing really wrong with it, unfortunately they just need to be fished out occasionally with a wire coat hanger.

I have no furniture, no dishes, no linens... nothing but my own clothes and some tools. 

You can use the MLS for REOs and there are occasionally deals on the MLS that aren't bank owned.