So you really need to decide if you want to bet on continued long term rent/property appreciation and eat some year 1-x negative. 

@Justin PolstonJust keep in mind, if you are going to peice meal a portfolio purchase, you will have seperate loan fees and closing cost for each transaction, with this many units it could eat up a siginificant portion of your profits.

So it’s a bit of a chicken and egg scenario, because in order to buy you almost have to be a buyer first, or at least convince agents you will close without wasting their time.

I’m a big believer in you must be willing to eat what you preach.

One bad deal can eat up all the profits of multiple other good deals.Keep researching, and running numbers on potential deals until you find a great deal.  

my wife acknowledges the benefits, but would rather have a larger nest egg or S&P liquid investments vs. commercial real estate, so I basically have to double up savings before firing away.Bottom line, have to communicate and decide on a compromise investment strategy that is sustainable for the long term.

Also, hard money eats into profits.

Going the extra time will certainly eat into our profit margin on this deal which was the largest mistake.

Its very expensive and will eat your profits fast, Also if you make some errors in your assumptions which you will especially if you're going it alone you may end up losing money. 

One bad tenant can eat up $10,000 without even trying.You can start by going to www.narpm.org to search their directory of managers.