The loss of income during a vacancy, plus repairs and cleaning needed to make rent ready again can be some of the biggest (and often unaccounted for) costs in buy and hold properties that are not self-managed. 

Think about it, homes are the biggest purchase in the lives of the vast majority of people, unless you hang out with the private jet crowd (who buy them, not NetJets users) or if all of your friends have mega-yachts, then otherwise a home is the major purchase of their lives and we all know the extreme lengths so many big companies and makers of any product go to, spending tons of $$$ on PR, marketing, etc and it often comes down to a single word or a term related to their product. 

Pro Habber: I could email you a few pics of the house, and property.It's indeed a big house, although its just a 3 bdrm 3 bath, with a few extra rooms, ad good size den, double chininey, 2 "great rooms", one long skinny room the guy used to work out of his home in, a small room with no known designation, and a little workshop room....of course the room where the indoor pool is located.

Craigslist is usually the money maker.  

While I have three distinct cabins currently under construction, I am in the design stage of a indoor pool cabin and returns are off the charts for them. 

Maybe because they are good money makers for the owners!

At least in Ontario (which seems to be very similar to California) if the landlord shares either a kitchen or a bathroom then the entire Residental Tenancy Act is thrown out the window and real courts make real decisions based on what's in your contract.

The manufactures offer them as a major money maker for them as they know the buyers will rarely if ever need to make claims.

It's hard to find a decent place to rent for under $1000 most good area there.I personally would not burn 3 units for you and a manager to live in but let's say you do.13 units x$1250 x12 = 195k gross rent.with 50% rule your noi is: $97.5kAt an 8 cap that's $1.2 million.If you use all 16 units as rentals, the number is $1.5 million arv.Keep in mind your expense are probably going to be less than 50% the first few years if you've just rehabbed all of the units.Another consideration is that a ton of new units are being built around Atlanta right now so that might make rents softer in the next few years.

Our plan is to install ~600 indoor, climate controlled lockers.