The other thing to consider, though, is what is the quality and location of your units? 

They provide great quality homes and their management is also very good.

Are their listings detailed with good quality photos?

I will include in my expenses, the prices paid for quality professionals to walk the property.

My tenant is about to leave but I am having trouble finding quality tenants for more than 1.5 months.  

A real estate agent, that sold my house to me years ago, and was one of the most stand-up quality humans I have ever met. 

Another way to bring value is with a quick close, but it sounds like you will be getting a loan, so you may not have the speed that a cash purchase would.

One risk that I could see running into in some areas would be renter quality if you've got the lowest end house in the area.

I Do not have any one area but looking for high quality property/location in the high population areas.I am looking in the low end of the market of $1-2M, and a 1031 exchange.Any help would be appreciated.Thanks,Bohdan  

My criteria for the first investment:3 bedroom 2 baths (at least 2 bathrooms for resale value)In a decent upcoming neighborhoodIn the 150k – 250k rangeIn Bentonville, ARSome preferred qualities: 1) no major renovations, 2) have more expensive houses surrounding it, 3) fenced-in yard.How did you find this deal and how did you negotiate it?