So with everything else I’m doing - day job, Real Estate Sales, wholesaling, my digital marketing business.

I'm all about passive income so I have my money lent out on private mortgages giving me double digit return and paid monthly; therefore the investment income from these mortgages cover the cash outflow I have on my properties so cashflow wise I'm ok.

I don't think you can say the same this time - market is/was crazy hot, on par with markets like Seattle, Florida, etc, with double digits appreciation, bidding wars, shacks held together by termite spit selling for hundreds of thousands, etc. 

In my case, an assessment increase costs two digits so it's really not worth my time.

Feel free to reply on here, message me through BP or check out my digital business card for my contact info:Linqapp.com/Nathan_Shepard

Unfortunately, we are now transitioning to closing down operations.Personally: I have a whopping 6-digits of student loan debt.

I know investors with SFR in really nice areas paying 7 to 8% as not much is required.I also know investors who buy in C to D areas where much,much more headache is required and it almost like babysitting children to get the money.Property management will charge in the double digits to take on that kind of intensive problem on a daily basis.It is really hard to find a good property manager.They simply do not make squat for the headache involved and it's low income work.As a commercial broker and an investor I want the best life for myself and the most income which does not involve PM work which is why I do only sales and then my own investments.It takes a certain type of individual who wants that kind of brain damage for a low fee.The problem with a local agent is they work well with your property but then when a regular sale comes along will start to let it slip.This is why I like companies that only do PM work and have systems in place to control costs and have an undivided interest.Sure some do have profit centers etc. built in or want to sell it for you later but you have to look at what type of scenario with what manager and rate works for you.At some point having all these little houses all over the place and different properties you will run into economies of scale issues.Keeping track of different PM's and companies etc.This person might be fine as a one man band at 3 properties but when it gets bigger things might start to fall apart.I like apartment buildings because of scale and owning one development and not subjected to other houses on the street with the type of tenants they put in.It seems like you need to develop a game plan.I wouldn't be concerned as much about what I am paying but what I am getting for that payment.

The Metro area as a whole appreciated 7.4%, although this varies greatly by zip code from nothing to double digit.

For me, I want to make a double digit return on my money and I look for properties that I can increase the NOI through upgrading the property or management.

@Yulyana Karpava find a market that will net you double digits, then find a team that will look out for you .