I work fast and so cost effectively (cheapest materials) and so low in my labor charges that I tend to get a LOT of work.

The letter of intent really does nothing but let the seller know you are interested.I tend to send over an offer, if they accept, send over the contract ASAP.

I tend to agree with Eric here you should apply the K.I.S.S. method on this one.

The rentals are spread over 11 time zones so there is no way one manager would work.I have had some bad ones and I tend to hang on very tightly to the good ones.It depends on your strategy and what you are good at in terms of REI.I find that I do better finding and setting up the deals.

Well, a good investor also looks for maximizing profit, and since I never was a GC nor wanted a trade license, I tended to AVOID paying people to do what I USED to get paid for in many cases through my college jobs.

Usually, the break even point tends to be about 40 lots before a full time manager is warranted.

If you personally have the heft (knowledge, experience and financial wherewithal) to make a deal happen from soup to nuts, then that kind of split may be in the hands. 

They tend to last a lot longer than carpet.  

I'm wondering what tends to do well when multi-families start to drop off and vice versa.

If you dont give it to them they tend to harbor bad feelings.