There are often times local advertising newspapers that have low cost ads.

Credit counselors, family counselors and shrinks, small real estate offices, even digital printers, advertising firms and travel agencies don't need alot of room.Have you made your calls yet?

Since you seem to respect Adam Davis, I looked at his products for sale, and he has a lot on direct mail, newspaper ads etc..

. $20,000.00 annually for 1st 2 yrs. for Reserves.I am deducting for a Vacancy Rate of 5% for $7,860.00 annual loss.Annual Water/Sewer of $10,800.00Annual Trash Pickup $4,600.00 I am using an estimate from another 16 unit within 1 mile for this figure.Annual Electric Service $5,400.00 or $450.00 per mo.Annual Pest Control of $1,200.00Legal and Accounting $2,150.00Elevator Mantenance $1,200.00 verified but condition of elevator is unknown at this point.Snow removal of sidewalk $725.00Advertising for 21 days in the Newspapers $397.05 Verified.Licenses for Rental Property $240.00I am getting Total Annual Expenses of $81,800.05 or 52.88% of Total Gross Income.OTHER FACTORS: Zillow shows this place as a 9 unit and has the value at $600,000.

While I am not going to say that the market will not have another double digit decline, I would not count on it either.

I have just read today in the newspaper that there was a drug raid on a house in the same neighborhood (2 blocks away) from a duplex I own. 66 marijuana plants and more than a kilogram of cocaine and crack.When I bought this place I checked with police reports regarding the neighborhood and it was not a high crime area, but "on the other side of the railroad tracks" 1/2 mile away is a high crime area.Up until this point I have bought in middle and upper middle class neighborhoods, so this is bit shocking to me.I want to be able to tell future tenants that it is a safe neighborhood, but now knowing this, I dunno.I am kinda of freaking out a little bit.

Probably HML stuff to start or even private money deal.Look for accountability, transparency, solid paperwork and double digit returns!

That building had good rent rates, super high taxes, and the lowest single digit profit I had seen in a multifamily.Live where you want and invest where it makes sense.

However, for the last six months, I have been running print advertising in 5 newspapers in an area with a population of 200K.

Put an ad in the newspaper looking for "subject to" or "assumptions" where you can pay as an incentive to their rights for the property - the longer the better, contract wise.