Or you might buy that first duplex and happen to run across a sweet deal on a quadplex and might sell that 2 years later and buy a 20 unit. 

I'll start:Current portfolio: 0 units (working to add 5 this year)Long-term goal: 75 unitsInvesting strategy: 5-20 unit "sweet spot" commercial properties; implementing the stack to buy 5 units, then add 10, then add 20, then add 40, year after year to reach my target 75 unit goalBig WHY: both my parents work in K-12 public education and my family has always been locked in the traditional way of working.

This is coined as "Driving for Dollars" and there's a ton of resources if you're interested in learning more about it.Although it is time consuming, I figure a couple hours to get me a sweet deal would be worth it.

So I'm currently looking for a sweet spot where STR market is good (not the best, those markets are overcrowded), LTR market is stable and priced reasonably enough to create decent cash flow AND strict regulations aren't already in place (which I firmly agree it will happen all over the country soon enough, but I'm riding the wave with a backup plan).

I need to find that sweet spot where I hire out my time sinks while I knock out the rest. 

Repeat 2 years later and now I have three houses and another under contract (with a sweet location/setup) and am wondering if anyone else is just stacking cash waiting for a buying opportunity.

. - sweet, that's good to know!

My sweet spot are the C+ / B- areas.

I'll try to keep it short, sweet, and factual. 

Provide proof that you dealt with them and use the facts (short, sweet and to the point).