We buy and dozens to hundreds of properties per month and have done so since the late ‘90s.Around 2005 I had a SQL relational database custom designed by some bright local guys to the tune of about $300K to ease the processing pain my staff was experiencing.

I have had customers use TD Bank for their first property at 80% LTV.

I'll maybe have $1500-2000 in it by the time I'm done, but it's pretty big -- 7x24 -- and it's definitely "custom" quality now. 

Michael, If the lots can be re-zoned, who is your customer and are they willing to pay 10-20K for a lot will  lots with no sewer, water, electrical hook up?

The buyers are great people long time customers, he has worked at UM for over 15 years and wife is a teacher.

Someone has to pay for that large overhead..and that is their customers.

@Eladio Perez Theres 2 things you can do. 1) Use a State Contract, just add outclauses. 2) Use a custom Contract.

If there is a opportunity to ge my 5th property what questions do I need to ask to get a better picture?

There is usually plenty of time to network with the other agents who attend and you get to find out about a new community that you can share with customers.

Once you have an FHA loan you are not allowed to have another FHA loan unless relocating a great distance for work.Now that you have exhausted your Low Down Payment Options (Portfolio Conventional and FHA Conventional and FHA) you will need to use a Standard Conventional Loan and put 20% down to get your 3rd Duplex.The sky is the limit...you could continue to buy properties and build an empire or just stop there and enjoy more free time...I have friend who quit his job and just manages his properties now.Keep in mind that this 4 step process I outlined takes time (anywhere from 1 to 10yrs depending on the person) so keep the big picture in mind but don't let it stress you out too much.