Real estate is where it's at.A Laser Beam can cut thru steel, a floodlight only warms it.

you can purchase a fourplex in Sacramento for around 350K and rent each unit for $750-$850 bring the total rents $3000-$3400. these units are not in the nicest areas but they do cash flow the key is all in the screening of potential tenants which is always key but with these you cannot overlook anything or cut corners to put a warm body in.

I will be holding off until spring/summer to let the market warm up some.

@Pat Parrillo  a warm (er, chilly!)

I had a client who trusted his gut and rented to a pastor from a local church who seemed like such a kind, warm, godly man.

Thanks, everyone, for the warm welcome!

D - the guy standing round his burn bin on the road keeping warm.

I suspect that REI was willing to put any warm body in the property to stop paying me out of their own pocket for what could have been another three months.The following month, the tenant stopped paying and did not answer my attempts to communicate.  

It took a couple of hours total.Another example is that my tenants in another house complained that it was warm in the upstairs bedrooms, so I agreed to buy window a/c units for them and have them installed.

@Anthony Thompson, I appreciate the warm welcome and advice.