, so while it is nice to be boots on the ground, it isn't always necessary as long as you are investing in quality properties (ie not low-tier C/D /distressed properties which really do require that you be hands-on) and have a team you trust.

The twist is that they are putting out a bunch of low ball offers to determine sellers' motivation.  

Occupancy has improved a lot since then. 5% actual with 5% economic might be more realistic for 2016. incremental rent growth after the property is stable is 2%I think we can safely assume a 3% growth rate going forward due to high demand and low supply (depends on your area). 

Our Vacancy across the state is really low, and in certain cities it's lower than state wide. 

Also, always change your unit's HVAC filters or you be going through heat exchangers, evaporator coils, and compressors more often.  

They have a philosophy of keeping the dues low and when something big comes up they typically have a special assessment.

@patrick philipWell, if there's no room to negotiate a low price to allow for rehab and then arv, what do you think?

I don't have vacancy rates for Bedford but I'm guessing they're pretty low.

Book on low and no money down has some good information (such as Joint ventures) but a lot of the options are less useful in Canada.

Should I be going after traditional real estate deals (since there are lots and lots more of them available, even with a low inventory), or keep pouring everything into my wholesale marketing budget?