@Tyler Durbin @Kevin Noesner @John Horner I've been looking in German Village and have found some good opportunities.

Anything in the last few years is an auto out.

Looking into small condos 10 units or less in the Jersey City The Village area (not Newport) area. 

Auto loans, signature loans, and loans secured by real estate, are options.

I have buckets of money for investing in the next few months and betterment auto allocates accordingly, in this case something like 10% stock/90% bonds. 

. - all the bells and whistles for a blue collar town highly dependent on the auto industry.

So the box Vinyl Village type homes is the current build (mixed in with townhomes, duplexes, quads).Now back to your 10% Cap rate this is why most international folks are going to get burnt and other folks will as well.

I love that.Go to amazon and get the book, Landlording on Auto-Pilot.That book has pretty much everything you need.I will leave you with these two bits of advice1) Dont tell tenants you are the owner.  

does it happen sure its human nature.what is it exactly that you think is lacking .. this is how real estate is done these days.. auto alerts.. clients run by the home or property get with agent tell them to write it up and docusigns are done..the hot sheet in our market comes out at 3am..

Auto valuations such as Zillow's Zestimate are pure garbage here.