Quote from @Don Miller: Tile installed better late than never !!!

I think you can through BP or through the aforementioned REI meet ups more than likely.i am inclined to agree with a previous poster in that i'm not sure driving for dollars will necessarily yield you what you are looking for.Network with as many other MF investors as possible in your area and find an agent that knows the market and can at the very least set you up on an MLS search for your criteria.Coupled with BP's deal analysis calculator you can then begin underwriting properties you receive from the MLS with your agent or on your own to better understand your market and tailor your expectations moving forward.I'm an investor focused agent that focuses on MF and while we are not in the same market if you have any questions about moving forward with MF LTRs i'd love to see how i could help.

Qualified applicants that get priced out of rapidly improving neighborhoods will move into these areas but it seems like they aren’t biting.High quality, lower income applicants aren’t stupid and they won’t settle.If you think this area is a losing proposition, I would think about selling and not banking on hope.In regard to vacancy, I don’t consider any area that has average occupancy (economic and physical) below 95%You might pay more for a better area but time will treat you right and you’ll make a ton of money in equity over the long term.

My best has done better than $10k/month of appreciation (well timed purchase purchased below retail so this has done better than most San Diego RE investors). 

Going to 90% is not the cheapest way forward, however.  80% will give you better rate, and 75% will really make an impact on rates.

If you are interested in raising private capital, there is no one better to help you.

I would have answer to the questions then with those answer, I would ask, can you find a better deal (equity, cash flow, appreciation potential etc.) that better fits your portfolio and is it worth the extra time?

A quad will cash flow much better than a duplex and that makes it less risky in my opinion.

i'm currently trying to automate and/or streamline as much administration as possible in effort to get better organized.

Teh PM also needs to be asked why they are not shopping for a better vendor.