With the increase in prices and competition over the last few years, these figures were so divorced from reality that these people now typically advertise 8% to 10% at the most, which, unsurprisingly, is still higher than reality.

I have clients who are increasing their cash flow by between $19k and $55k and their cost basis is between $145k and $200k.

And better yet 80%+ of this asset class tenants are home owners by nature, divorcee's in process, there living standards are home-owner conditioned. 

You increase the likelihood that you continue to receive that $8,500 each month. 

Also, as long as the house appraises, taking broker commission and using it against down payment and closing costs means lower cash requirements for me which increases my CoC returns.

.- Can't see a Senior-Only complex allowing Short-Term-Rentals (STR).If so, SELL.2) What is the history of Association Fee increases and how well capitalized is the Association for future repairs?

I think it will increase down the road, but right now the town is a bit on the past.

Target areas with high rental demand, job growth, and population increases to ensure strong occupancy and appreciation.

Here’s a streamlined perspective:Your current approach, putting more down upfront, minimizes risk, increases cash flow faster, and allows you to build equity while reducing overall interest.

The tenant base, on average, tends to be rougher on the properties, moves more frequently, and cannot absorb any rent increases.