I thought it was a stretch to rent the 4/1 1100 sq foot rental in C- neighborhood at $1200/month.

And should I use the renovation loan process or look for a lower price home way out of town to stretch my 85k Or just go with a Hard Money Lender than charges a lot more but give money for more of a home and the renovation where I only put 10 to 20% if the numbers look good to them. 

Might be a stretch "house rule". 

I don't know of any other proof more compelling than that.To the comment about stretching the truth just to earn a commission.  

That allows you to stretch your capital to multiple properties and scale quicker.

Pretty big "drop off" from A to B.....I guess to make "A", as a landlord you have to do everything and anything the PM wants and be willing to pay any price for it.....and feel blessed and honored that you get to pay the PM their fee every month.....and not hold them accountable for or question ANYTHING...... which may be all fine and dandy IF.....IF...... your PM is also an A class ..... if they are a mid/low B or C, then you will get screwed in one way or another.Being a PM can be a really hard job....or it can be easy $$ if the units is basically on autopilot for huge stretches of time etcJust like ANY profession....there will be rock stars and there will be incompetent morons Until you prove to me you are a rock start, I guess I'm not making the A list.

You will take a beating or two or ten, it's going to hurt, and there will be long stretches when you have to accept yourself as a laughingstock and a failure, and do something different.Read, study, learn.

We self manage a bunch, the rule of thumb we use is 1 field tech per 601 admin per 100Good property management software will help you stretch those numbers out a bit further As a business owner this allows me to run our business vs be an employee of our business 

I think stating that Phoenix was the "epicenter" of the last housing crisis is pretty far stretched. 

Our property has just appraised positively, so we are now on the home stretch.