Selling in 5 years will likely net around $30k in total on a $10k investment.

You can read about my lessons learned on the other ones here:https://www.biggerpockets.com/forums/223/topics/217842-closed-on-250-apartments-in-houston-texas-yesterday-2-lessons-learnedhttps://www.biggerpockets.com/forums/223/topics/294621-closed-on-155-units-in-houston-yesterday-3-lessons-learnedhttps://www.biggerpockets.com/forums/223/topics/316836-closed-on-320-unit-last-week-6-ways-to-break-into-the-bizThis analysis looked at the investors who invested, in particular, looking at if they are new or returning AND how much each (new vs. returning) contributed to the total raise.Here’s the finding on this deal: 69% are new investors31% are returning investorsThe interesting thing I found is that the % capital contributed to total raise was almost split 50/50.

An out of state owners agent of a C+ property tells you "don't worry, lots of rent is paid in cash to avoid taxes, it's totally legit..." and you are still considering it?

It is totally liveable right now but i want to upgrade somethings to increase the rent value as well as the property value.

But it's not totally unseen.

 @Gino Barbaro Thank you for your reply and I totally understand the motivated seller logic.I just wonder other than good brokers,any other good ways to identify motivated sellers?

I use cozy.co for tenants paying online, it's very useful and it has some good resources. 

I ended up paying the HOA fees with the additional costs of the collections company - totalled at $6700 (the fees themselves would have been $4000) A couple of years ago they lease the condo to couple due to the wife's high credit rating.

Hey John, I live in Saxonburg and will be closing on a 4 plex next week, bring my total units to 11 in about a 2 and a half year period.  

@Joshua Poitras, I totally agree with you.