A friend of mine has 20 door at good cash flow from each and now his banker calls HIM with deals they've found complete with a loan product ready to go. 

The management expense is usually the cash flow killer for investors, but they are worth their weight in gold when you account for the headaches and cleaning that needs to be done.

I would love to add value to your life as you would add value to mine by responding to this post. 

Treat tenants like gold.

I just opened a HELOC with them a couple months ago for an investment property of mine.

@Philip L.Katie Haller with Simplified insurance does mine and most of my clients and everyone likes her and her product.

You're right, if the current guy cannot get the grass to stay nice, then most other tenants will have no chance (if they even care which is doubtful)I would take out the grass and bring in DG....the gold stuff is a bit more expensive but worth it.

A property owned free and clear is a gold mine to a lenders.

I can personally find you a thousand deals today, but it can take 1 or more years to find a goldmine and when that goldmine comes along you will wish you had waited and waited and waited.

I was at one of my rentals today, a triplex that is a gold mine, now.