Like I said, we have a previous relationship as neighbors and tenant/landlord and its a tiny town...so "friends" as well. 

I am not familiar with your area, but here we have EXCELLENT industrial base, and each town employess at least 500 at medical facilities. 

What I wrote above does not create an attorney/client relationship between us.

What I wrote above does not create an attorney/client relationship between us.

I have a great relationship with all of my tenants because I don't nickel and dime stuff.

You have to be the type of person that will collect/evict as needed, you need to be the type that is either able to do work yourself for turnover or have a existing relationship with a crew, and you need to understand the culture of the neighborhood.I don't have any of that, so I don't buy that type of assets... and from the sounds of it like you I rather a higher class asset with different tenants.

I have an excellent group of friends up here and often come across some great deals.

@Omar Khan these are excellent points. 

An excellent salesmen, encouraging people to just "dive in there, become a real estate investor." 

My credit is excellent and because I’m self so employed I have some extra liberties when it comes to my income.