We had many issues with a very bad tenant (who fortunately left before we had to evict him); this could have been avoided if our seller had done a reasonable amount of tenant screening.Most multi-family buildings you see will be a far cry from turn-key - at least in my experience looking at a lot!  

By that point I felt fortunate to find anyone who wanted this property.

A brief introduction of myself, I come from a background of advising in the financial markets where I spent seven years as a Financial Advisor for Fortune 100 financial advisory firms.

We are very fortunate that we live in a state that has not allowed a real estate transfer tax to be implemented. 

I was fortunate enough to buy a couple quads during the recession and made out well.

As a rental you won't make a fortune but will break even or make a little, when ready to build you save at least $10k depending on the area for impacts and utilities.Am I missing something big in my view long term?  

So your telling me as long as the company isn't bought by someone else who has a slave that does the same job you do or they don't outsource your function, or the company doesn't go bankrupt and use you pension money to give the CEO a big bonus, your set for life.There are a ton of restrictions on real jobs, I was a executive for a fortune 500 company out of college and giving them 70 to 90 hours a week which is really giving them two employees for the price of one, I decided to get a life versus a real job.

I'm in Jacksonville,Fl and I operate in the capacity of a wholesaler/investor.I'm gonna apologize in advance for being bias but Jacksonville is a awesome market hands down we have several military installations and fortune 500 companies headquarters, here CSX corp and Fidelity National Financial just to name a few so of course population growth always follow which makes for a strong rental market and great cash flowing properties throughout Jacksonville especially in these area's  the Westside,Southside and in Arlington.I'd be more than happy to discuss further.

This is friendly advice from someone who gets paid six figures a year (part time) to instruct employees at a Fortune 10 company. :)

Fortunately i was in the car and not in the office because I went ballistic...screaming, f-bombs, etc.