For the last example, you spend $3K to put all the mailers out, so you would spend $3,000 to get a return of $20,000..

If I spend at least 300 bucks or more I get 6 to 18 months no interest. 

I did not see marketing costs, nights that you need to spend at networking meetings paying for dinners or memberships.

Or you could end up spending more time than just doing the work yourself. 

A lot of people sleep on properties that have been sitting, but where some profitable opportunities are.That said, I’ve been spending a lot of time working directly with investors and sourcing off-market multifamily deals—ones that never make it to Zillow or Redfin.

The number one mistake that I saw buyers making was jumping right into negotiating (and not very good negotiating at that) without first spending the time to build rapport.

If I could deploy the same amount of up front cost to purchase an up and running portfolio.My calculations tell me that I can be cash flowing much more if I spend the money on a portfolio or complex.

Hi Robert, I always look at the rehab and deciding what I can do vs the opportunity cost of spending my time elsewhere.

And you spend all that money on updating it will be for not.

Hello everyone, I am reaching out to the BP Community for suggestions.My Portfolio100% owner of 7 SFH PropertiesGP in about 30 SFH properties(of which I own somewhere between 25% to 50%)All but two properties are managed by a PM CompanyNet worth of the above is about $2,000,000 - $2,500,000My IssuesI have many SFH's - Which take up time(Currently spending time paying property tax and insurance, requesting quotes on insurance policies and overseeing the PM Company(approve rent increases, approve renovation projects, etc).They also take up head-space(having to remember property addresses, remembering when property taxes are due)(I have reminders/systems but something I would like to reduce)Goals1) Spend less time on Real Estate2) Free up head-space2) Make $240,000 annually from real estate(Which I think is not to hard if I can increase my net worth and can get an 8% return)Possible Solutions1) Sell all the SFH's and buy 4-Unit Properties to take advantage of conventional financing2) Sell all the SFH's and buy one large apartment complex3) Sell al the SFH's and invest in syndications4) Sell all the SFH's and purchase stock / bonds5) Continue to hold all the SFH's6) Any other suggestionsOther Considations1) Should I consider private notes?