On the non institutional side under 1000 doors, money is not flowing into the gateway cities.  

Main Street Bank, in Detroit is helping us with financing this time but it was difficult to find an institution willing to help.We were initially going to invest in the Orlando area and actually were going through the steps to secure a mortgage on a short term rental townhouse in a gated resort in Kissimmee.

Obviously, the person to come up with a calculator to estimate "the market" to perfection will have discovered the golden ticket and would never give it away for free!

Depending on the type of tenants, they may be less likely to pay a water bill from a random 3rd party company, especially after they discover there is really no recourse. 

By now you've discovered that in PA there is a minimum title policy cost up to $30,000 pp.

@Josh Lyons We have a lot of investors who do buy & holds, but typically they're using us for acquisition and renovation then refinancing to more institutional lenders for the long term.We're 100% all cash, so we don't do appraisals, credit checks etc.

My husband and I recently discovered that our identifies were stolen. 

Yeah... and I think I just discovered that we pay full income tax if we sell it within one year X_X

@Sherfeng VueYou’d may have to speak with your lender and the individual lending institution you decide to work with as their policies may be different than those I experienced.I can say from my personal experience that you can have as many owner occupied loans running as long as you occupy the buildings for at least one year and you do it one year one building at a time.

I took the 40 hour course with the Michigan Institute of Real Estate.