We're around a 35-40% expense ratio across all properties which are blue-collar SFR and small multifamily. 

What about Disney World, ocean front house, house on the lake or river, house in the mountains?

I am currently accounting for supplying $84k worth of materials and labor for this project.I will outline what I'm planning on cost -land -  Needs to be 9800sqft lot or larger for a quad-plex  90k-125kQuoted for Modular pre-built framing including architectural design, Engineering, blue prints, framing and trusses = 242kPermitting - $12,750Roofing - $9,800Siding - $16,000quarts tops kitchen & bathrooms - $9,400Windows - $9,400--------------I will continue to update prices as I get quotes. 

It’s an apt time to be listening to the blues ;)

There might be some stuff you need to cover as a landlord so that the tenants cannot come back to you later to ask for it out of the blue. 

You might be able to maximize based on a 4 bed place.Have you checked the building codes/restrictions for ocean front in your selected area?

As far as marketing, we will do a test ad probably but we are trying to cater more to blue collar workers.

I got to tax time, and trying to do the taxes while the phone was ringing off the hook caused my wife, dog, and neighbors to flee the area while the air turned blue around my desk.So I did the dumb thing...

I already own and rent out 1 house, a 300K, 4 bed 2.5 bath generating about 1900/mo @ $220 "profit" (nowhere near the 1% rule)  - I rented this house purely as a means to purchase a better home, and as a necessity to forgo a contingency when buying.....Fast forward to now, with my 401K proceeds, this summer I bought 2 more homes, here is the breakdown;Home #2 ,  a 1947 Puyallup home,  3bd/1ba nicely completely remodeled w a Olympic mtn view and close to everything , Paid 250K w 20% down, payment ~$1300 @ $1850/mo $550 profit (not 1%)Home #3, A 1908 Tacoma House w peekaboo ocean view, 3bd, 1ba remodeled in a gentrifying area, paid 185K w 25% down - payment $950, rented @ $1750/mo $800 profit (not 1% either)both houses were long term flips by the seller and I bought them turn key, The market here is red hot and I was lucky to get each house, most everything on my interest list sells within 1 to 5 days, I go in with the down payment and waive inspection to get the deal. 

@Russell Peden , when you see a dotted blue line under an abbreviation, that means if you hover over it, you will see what those letters stand for.