Most of the big ticket CapEx items have been taken care of (roof, furnaces, AC units within last 5 years). 

I love these long term fixed interest rates, and coupled with long term buy and hold on class A properties, man I see this as the ticket to salvation, that will hopefully carry me through whatever crazy sh!

Should I diversify my list more to different prospects or should I just try concentrating on one group for now with the first 4 rounds?

The property is listed LP: $219,000Rental Value: $2,000/month (Seller claims $1,000 from unit 1 and $1,195 from unit too, but I am beign conservative)Tax: $375/month [$4500/12; ($4,076 estimate according to dallas county, ), I am rounding up)Insurance: $170 (Going with Seller's numbers for now)Principal+ Interest: $900 (Based on 4.5%, 30 yr and 20% down)Warranty: $50/monthVacancy: $160 (Assumed at 8%)Misc: $100Cash Flow: $2,000 - $1,755 = $245If the total investment is $46,000 (20% down + some closing costs), then Net Return is 5.3%?

Previous management company I was with was horrible and had to get away.  

They make buyers go through rounds of bidding over 2 months to try to extract the highest price or play the buyer against themselves even if they want to accept that buyers offer.Frankly I run across quality commercial brokers and then I run across scummy ones who will do anything to close a deal and give the profession a bad name.

I've learned some important lessons that should pay dividends on the next go-round.  

I don't know if you can get away with not registering the series in CA because they don't do business in CA, and just register the Master (or nothing at all, since the Master doesn't do business in CA either?).

The thing is, he also noticed a shed in the back yard, and added that as a violation on the ticket, giving me 30 days to either get a permit for it or tear it down.

Now, our problem is figuring out how to get to see those houses in person without spending a lot of money on plane tickets; money which we feel is better saved towards the overall down payment on a property.