Assuming you are not holding up the boat or that you want some exotic carpet that has to be flown in from India etc....this is not a time consuming task list at all.  

I asked about an audio book as it is easier to consume the information because I listen to most of the things I learn while I drive to and from work.Brad

Most HML's are going to only be able to loan to LLC's or corps due to the Dodd-Frank legislation requirements on consumer loans. 

I’m not looking for stores and retailers, more so good connections the average consumer wouldn’t have.

Refinishing floors was highly time consuming but worth it, most problems in your house that are not structural or major mechanical/electrical issues can be figured out with youtube and elbow grease.

Refinishing floors was highly time consuming but worth it, most problems in your house that are not structural or major mechanical/electrical issues can be figured out with youtube and elbow grease.

Compounded over 20 years creates a lot of loss doing some simple math.When you have background cost factors such as 5.8% - 7% inflation per latest consumer price index, your portfolio might not be able to afford rental rates from 15 years ago going forward.

The most useful info you can find is on the NJ Department of Consumer Affairs search for the Landlord-Tenant Handbook. 

Make sure to consume contents here as much as possible, so you don't have to use your money on the next investment. 

If you are looking somewhere specific and a specific type of property, it could very well be 30%.As long as the demand is there, interest rates are low, inventory is low and appraisers keep up with consumers willingness to pay, prices will continue to go up.