Of course, there are ways to make money in any market, but I think we're talking about the passive buy-and-hold investor.The system would take demographic, economic, and sales/rent data to allow you to start from the whole U.S. and then filter down -- to very specific small areas -- that meet the requirements for your investment objective and merit a closer look.

She earns a little over 2x the rent, which would not qualify her on her own merits as we require 3x.

A thing I’ve not done but I think has merit for risk mitigation is to own a variety of kinds of properties and own them in more than one economic region. 

These repairs cost a static amount independent of the income of a property.The % may have some merit when initially vetting a deal, but it should get much more specific to the property during due diligence.

My question centers on the merits of doing a cash out refinance on a rental property that I originally paid cash for.

My lease states "written permission" by the landlord (text messages are not always valid for that criteria, just an FYI) and a "right to rescind" which means if the situation merits (i.e. the other tenant complains) that the landlord can rescind that permission with proper notice to you.In short, you will have to take it down if the landlord states you must.

If the deal has merit and is good enough, you may just be able to partner with someone who has the resources you're lacking.

I think that is the primary reason we see more deals in the single family space, but the merits of the small multifamily world are what they are and man oh man are they attractive.Best of luck on the journey! 

The dollar value and transaction activity do not merit the overhead of the legal work to create the LLC.

Both transactions must stand on their own merit and must be funded with what is called "wet funds" meaning that the buyer brings their own money or borrowed money to the table.Simultaneous close = Two escrow transactions, most commonly with the same escrow company/closer where the funds from the end buyer (C party) are used to fund the A-B transaction "dry funds", then those same funds are used to close the B-C transaction.Wet funds = Use of your own funds or that of borrowed moneyDry Funds = Use of end buyers funds to close your transaction first, then same funds to close the second transaction.