I own and operate these homes and I train others to do it too.  

Have to be careful with REIT's as they can be highly cyclical and have wild swings in returns over time due to how they operate.

@John Hamrin Getting a feel for how underwriters operate is a great idea. 

. $800    rent- 400   all expenses other than you loan payments (50%)  *=400   Net Operating income-310    Mortgage payment, principal and interest only.   **  $90    Net bottom line monthly cash flow in your pocket.

I'm wondering why there is a difference between the two states as to how a deed of trust operates ... any idea?

I hope to take the ~5-hour trip to the Steel City soon to check our their operations. 

That seemed to appease the phone operator until I asked to speak with an account manager about buying the home and he told me that's handled by the REO department. 

They operate like they are selling used junk at a garage sale...….motivated by insecurity.A "good" tenant is one that pays full market rent.

When you own about 32 units your budget might be able to hire Property Management out of your investment and they can probably handle the day to day operations and your time will be reduced while you manage the property management and that might be something you gladly let somebody else do that.You'll have one address instead of 20. 

Buy the stock or REIT you understand how the company operates the biz!