@Nick Adams @Andy XuGentlemen,I had toyed with the notion of going to multi family from the beginning but ended up the family modular home park business BUT I did have a lot of success finding contractors.

@Wes BlackwellThere are other reasons for getting out of California, but I have looked at some houses, toying with the idea of buying here.

I started on my first "test run" and quickly realized I', clueless as to insurance costs, or even trash pick up (Republic doesn't  seem to have street pick-up rates listed on their sight).However, unless your pro you only get 5 turns on the "toys", so maybe practice with this one www.biggerpockets.com/tools/REIPropertyAnalyzer.xls-- then you can also figure % for maintenance and/or capex (older house, higher%, new home...)Have fun!

I tell potential tenants we are having an open house on x date from x to y time.

Simply because I know with full confidence that this first 'no' just brought me that much closer to 'yes'.

How much of my stuff am I going to have to move out of my house (should I clean out every closet and dresser, move the kids toys into the basement)?

I recently was given $10,000 from my grandma, as she has liquidated some of my Grandpas "toys" as he passed away a year ago.

First, I agree with the concept of several posts above, but I will leave it to you to determine who you want to rent to.  Yes

I've gone from owning a nice home and a brand new pick up and having lots of toys to driving a 1993 Subaru and living in a Town home.

The Avery labels that you can run through a laser or inkjet printer work great.2.