I wasn't able to make the last meetup but how did it turn out?  

I took a partial withdrawal of $42,000 from my 403B plan five years ago to buy  a forclosure for $50,000 in cash.The property has been rented to the same tenant for almost five years now and I have collected almost  $50,000 in rent.Today the property is worth  $135,000 and I took a Heloc on it last year to buy two duplexes.I didn't mind paying the tax because I would have to pay it eventually anyway,  and the penalty of $4,200 I got back in five months from rent.

The expectations are wrong and the work that goes into the portfolio is wrong.Just like working out, it may take months or years of steady and consistent work to see lasting results. 

My last tenant vacated a 3bed 1ba abruptly due to a divorce during peak winter when it's not ideal to find a new tenant.

Port Washington, Lynbrook, Long Beach and Valley Stream have had the most small multi-family residential sales on Long Island over the last 6 months.

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+, zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680, some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

I know I could pivot the FBA side into wholesale (this is the current plan), and it will still have the challenges of any Amazon business -- you're at Amazon's mercy (e.g. my account was locked for a few weeks by them during Q4 last year).

I would use that as a last resort.

Chicago rents have been on fire the last few years, which has helped compensate for rising expenses.

I've gone to the Denver, Orlando, and now Phoenix retreats over the last few years, and would highly recommend these to anyone who's either a beginner investor (1-2+ deals), or 'middle investor,' and doesn't really have many investor ladyfriends in real life to lean on.