@Christian BarthelemyHi Christian, I'm with an active multifamily investing group looking for 18-50 units (value add plays) in the Houston metro area and I would love added on your deal list.

When you play the long game, the aggregation of minimal gains always leads to success.

Also, be careful with the poisons like @Dan K. mentioned; if tenants have pets or children it could be deadly; they mostly use pellets which look like candy (that kids could try to ingest) or treats.

If you doing a value add play, make sure your being realistic about pops in rent when you turn a unit.

I know I know ton of dead equity.. but i like it at my age.. no debt other than super low interest loans on cars..

Syncs with your AirBnB or PMS account to make it dead simple.

In other words, be real with your numbers and account for "worst case scenario" possibilities.Where market cycle comes into play, in my opinion, is in the overall availability of properties that meet your criteria or are profitable, and in providing context for you to consider your numbers and your exit strategies.

That is where the no trespass notice come into play.

I strongly believe that gaining experience at this point in my life is much more valuable than making good money at dead end job! 

Purchase price: $345,000 Cash invested: $85,000I did a BRRRR and bought a property in the dead of winter that had been rejected from the market.