I've seen gentrification spread right up to a block of S8 buildings, and then go around that block leaving it right where it was and will probably always be (undesirable). 

That doesn't mean all operators are out of the game, but many are due to bid/ask spread differences, interest rates, capital raising issues, leverage, and other issues.Brad Sumrok out of Dallas has a nice conference coming up in August/September timeframe. 

Having $250K is a huge chunk of change to be able to spread that out over multiple 2-4 units depending on your target area. 

If one person stops paying and it's tolerated, It's more likely to spread within the house.

However, you'd be in quite a vulnerable position as you wouldn't be able to close without a partner or reap any benefit without assigning the contract to make a spread. 

Basically, 24 different properties spread across 3 Florida counties will need to close all at once during one closing.My thought is to do a quasi-double close/bridge loan where I bring in a partner to fund the deal (about $5 million), and then have separate closings as quickly as possible after the fact in which we sell the other properties we don't want. 

https://docs.google.com/spread...

If you have a $1,500 or more spread between cash flow and living expenses, I would consider saving the rest to add to a cushion. 

Spreading yourself too thin, you just won't get anywhere.

For my own investments, I focus in two areas: The Washington DC commuter zone (i.e. 90 minute radius outside of the capital, where commuters and companies are spreading outward), and Salt Lake City, UT (state is #1 for population growth according to US census).Happy to talk 1:1!