I am only 2 years into this so I have not gone full cycle but I would bet the smaller operators will return more roi than the larger ones.  

View report*This link comes directly from our calculators, based on information input by the member who posted.

i have analyzed deals using the calculators, can find good deals when changing the numbers of course.  

I I calculated a $4,800 monthly income (3/1,3/1,2/1) with $2934 in expenses (including P&I) and with a cash flow of $1864. 

View report*This link comes directly from our calculators, based on information input by the member who posted.Did I get the expenses relatively accurate, esp regarding water (Cleveland) and lawn/snow? 

I have been doing a lot of back of the envelope calculations using 1% of the financed amount vice 1% of purchase price and that seems to be the go no-go point for positive cash-flow for a lot of deals these days.From what I've seen, and my investigation is just in it's invancy, rental rates seem to drop off qucikly as you move away from the university (like outside 1 mile).

I have not yet seen the inside to calculate any repairs.

You'll probably have to calculate this into your offer. 

View report*This link comes directly from our calculators, based on information input by the member who posted.First time I've done one of these reports. 

I have not yet seen the inside to calculate any repairs.