There's a rarely used energy efficiency improvement thing that is an exception to that.

I have also found out a well on the property still worked and I have ran a line out to the efficiency to make it totally separate from the house.I am also letting the efficiency use the concrete shed out back.  

You selected that combination of timeliness, reliability, rate, transparency, fees, experience, knowledge, competent appraising, competent underwriting, efficient processes, etc, that you felt was the best deal for you. 

So I have ventured into the world on online marketing because even though it works, I know there has to be a better/more efficient way of gaining leads besides DM.  

Can your father do all of that as cheap and efficiently as a person who does it every day??

As I've stated on many of my posts, there are the accounting definition of terms and the way to use concepts in order to make analysis easier and more efficient. 

This is in a city with a 400,000 person 20 mile radius in the midwest, it is predominantly blue collar and military, it is 39 units 9 garagesHere is the one I like most: Efficiency 2 @ $430= $860                                          Local average $450 1 Bedroom 20 @ $551 = $11,020yr                                       $550 2 Bedroom 17 @ $617=$10,489yr                                         $670 +- 3% Laundry Income  = $360yrCarports & 9 Garages Less Vacancy  % 4 = $909MONTHLY  Income $22,729YEARLY $261,838ExpensesTAXES 2015                                              $42,300 INSURANCE *REPLACEMENT COST      $18,700 WATER/SEWER                                        $12,223 GAS/ELECTRIC                                         $18,329 WASTE                                                      $7100MAINTENANCE/ SUPPLIES / CAP IMPROVEMENTS/ ROOF/ GUTTERS/ ELEVATOR  $22,7kMANAGEMENT *6%                                 $15,382 SNOW/LAWN CARE                                  $2,305LEGAL/MISCELLANEOUS                         $2,592TOTAL EXPENSES AND % OF INCOME 54% $141,556This is located aross the street from a catholic church and grade school on a semi busy street.

Iinterested in managing my properties efficiently for profit.

Vendor Costs - Is your property manager using someone that is quality, affordable, and efficient?

Depending on how efficient at saving you are, renting out spare rooms can easily double, triple, or quadruple your monthly disposable income, which hopefully you reinvest most of it back into other projects.I used most of this additional income to pay down that first mortgage.