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The one negative from this month’s report is rent rates, surprisingly went down.

I'm (once again) with Allen on this one.

Purchase price: $424,500 Cash invested: $20,640 I purchased a small detached duplex that I plan on moving into one and keep the other as a rental.

One thing to remember is that even within a specific market there can be subtle differences in areas.

Sales have plunged to 1995 levels according to one stat sheet I saw. 

Getting a “real state” license is one thing.

If you're willing and able, I do recommend the "house hacking" strategy which is just a fancy name for buying a rental property and living in one of the units, because you'll get very favorable financing - an owner-occupied fixed-rate 30-year mortgage.I'd also say, analyze that property as if you won't live there and it's a pure rental, and make sure the property is still cash flow positive if there's a tenant in your unit because then you'll know if it's actually a good investment.And when you analyze it, include payment of a property manager in your #s because if you don't, and doing so would make it go cash flow negative, then you've just bought yourself a job because you literally can't step away from managing it without losing money.

Is it too much to ask PM send me the application to review and let me pick the one look good to me?

I did a 1031 exchange for two C class townhomes I sold to one of my investor clients from the West coast.