Now grated, most of us start out by buying a house and going from there.... so there is nothing wrong with buying SFHs.... its just that commercial RE is a well oiled machine for income and wealth generation 

@David Shapira caper, maintenance probably a little low vacancy practically non existent here but u do have turnover costs so that’s a wash.

I'll go to the car wash down the street and do it myself for $5.  

Kimzey Wash, LLC v.

We couldn't drink the water but we could finally wash clothes at home and not a laundromat. 

Do not allow them to use home cleaning machines or even the rentals.

@Fan Bi it's all just speculation and I agree, you can't sit out of the market entirely, but I will say I was a lot less cautious in 2013 than I am today.Unfortunately, as human beings we are inherently imperfect prediction machines - whether it's real estate prices / cap rates, Federal reserve interest rate moves, the stock market, inflation/deflation, tax/economic legislation, etc.For any one of those factors in isolation, we might be able to make an educated guess and be mostly right, but combining them into one big soup and your guess is literally as good as mine or the next person's.And then to further complicate things, the right answer for you and your situation might not be the right answer for me and my situation, or someone else and their situation.It really does end up being as much of an art as a science, and makes me think most predictions I read online - including my own - are probably not worth the paper they're printed on (pun intended).

I’m not liquid really at all so I was hoping that within the next two months save all of my checks and just go all in and buy propstream and deal machine and just do my best to find a deal.

Aside from power washing, what other maintenance tasks on the steel structure itself?  

Our last discussion over a week ago, was he has some interviews but has not given me any indication he will be paying anytime soon.