I believe in using leverage in smart ways, in low risk ways, the way Warren Buffet does and like you are doing.On paper you can convince yourself using maximum leverage will generate the maximum real returns, but that theory often leads to trouble.First, if your rentals are paid off you have flexibility others don't.

NOI=$150,000*0.08= $12000 For simplicity (and this always needs to be verified), assume your expenses (Taxes, Insurance, Management, Maintenance, Utilities, Repairs, Vacancy=TIMMURV) are 50% of your Gross Operating Income (GOI), so GOI= NOI/0.5 GOI=$12000/50%=$24000 So each unit of your quad generates $6000/yr ($24000/4) or $500/unit/mo.

You can arrive at the value through rental income it will generate instead of using comparable properties sold.

Generally the parents were amenable to automatic deductions or automatic bill pay(paper check generation) from their banks.Make sure the parents know about late fees and that you enforce them every month.

My parents main concern is finding potential renters that would pay those averages and risking the properties being vacant.These are my parents properties not mine but would like to help manage them, the smart way, so they can start generating Cash flow so they can start saving for retirement.As you can see we need a sense of direction and help will be greatly appreciated,Anibal

As a young guy myself, I'm jealous of the "older" generation for what they've already done!

Instead of focusing on # of properties, I prefer to focus on meeting my desired target passive income I wish to generate from the properties.

If you don't have leads coming in consistently, you don't have a business and (b) generating leads via marketing can be EXPENSIVE.

I live in Houston, Texas (5th Generation!)

I'm a new landlord and I'm second guessing renting my farm house because I'm afraid a tenant will trash our house that's been in my family for 6 generations.