I know that where I invest my PM knows the other 3-4 sizable PMs in the area, they all know the same bankers, in a small towns you sometimes have a really small group of investors that are buying up the 10+ unit properties, and, heck, she even knows the builders well enough to have an opinion on what properties age well and what don't.Now if your realtor really likes the current PM that they are using AND that PM is being stopped by the current owners from releasing the T-12. 

Decima that also wants actual bills and verification (like you call the vendor or renter).

Mark has some good guidelines, but be careful about the location and age of the property.

I met this mid age woman at the property and she seems nice at that time. 

The Internet has made it easier for you to advertise your properties, so being located on Main Street is not as vital as years ago.C properties have higher cap rates than B and As because of their age, and the fact that they contain less appreciation, unless it is forced.  

Our goal was to reach financial freedom in 15 years, by age 45, but weren't sure if it would be possible. 

If you are unable to borrow from your plan, or if you need more than you can borrow, then you may be able to take a taxable distribution if you are age 59 1/2 or older, or no longer work for the employer that sponsors the plan.

Based on past operations, age and condition of building, was it rehabbed or does it have deferred maintenance, I typically use $50 per unit per month as a starting point for R&M.

NOPE 500k.. they super size it.. there is no conservative nature in 90% of these folks and that's why you have these folks in financial straights many times .. needing credit repair .. failed marriages etc etc.the inability to control their personal financing.. they should all be listening to Ramsey.Investors now are a different class completely.. you cant in todays day and age be an investor with only a few grand to buy a home like a homeowner can.

Asbestos in one form or another is likely to be present in just about any structure I purchase in my market, given the ages of the houses.