Not sure this is the time to be starting in this spectrum of real estate, but the wheels are churning nonetheless.   

The case is beyound just churning, from failure to give notice, unlawful entry, theft and wrongful sale...anyway, that's something else.If anyone needs assistance or wants some infromation of L/O, installment contracts or seller financed, feel free to contact me, it free!

So, I include any deferred maintenance and a suitable short term vacancy/eviction expense in the acquisition cost (so that I can churn the tenants).

It's called churning.  

Almost like "churning accounts" LOL.Paying off discounted notes is even more fun!

Don't get me wrong, there are still lots trashy houses but it is improving, and thes propeties are still slowly churning over as the value projections change for the owners.

The E-Myth really got my brain churning on this topic and now I have a few questions for some investors involving their systems and their teams!

Key is find a decent management group which is pretty hard to do...many churn tenants to get first months rent or they offer a lower monthly fee and kill you on repairs and maintenace.  

If you have leases coming up and expect churn over the year, yeah you need someone, however if these are all locked in for a while and stable your handyman might be enough.

A broker farming out servicing, maybe accounting, who is more marketing oriented churning accounts among a network of investors?