I would be careful before buying a property right off the bat, especially with a limited use program, that is going to produce a negative performance on day one and only if all of the numbers are spot on.Be patient and keep asking questions.  

What I won't do is take out loans to fund the building of the land, which is why people end up in financial trouble.

This residents have been good thanants always payed on time and didn't course trouble, the good in me wants to allow it, but I wanted to know form more experienced folk is I would be making a mistakeThank you all in advance for any advice

And do you think its worth it to purchase a LTR that produces a low ROI with the low rents for the potential of raising them to fair market rents to make the investment worth it.

The first bunch of properties that an agent has sent me, after running the numbers, I'm having trouble still getting cash flow after the refi.

I'm wondering if there's a way I can leverage the land to produce income?

I did one project in Cicero, IL where we ran into trouble with the boiler and we had to re pipe quite a bit of the building.

We have done the occasional swag (Nike golf shirts, Underarmor Pullovers, pens, etc) but these are more promotional items from our marketing budget.We have done gift baskets for larger investors and don't underestimate the power of personalized handwritten notes/cards.The best "holiday gift" is the returns our investors receive (we are in the midst of 2 sales), but this year I am also thinking of a box of gourmet handmade pretzels dipped in chocolate, caramel and nuts that a small producer in the Philadelphia area makes (keeps with the Penn theme).

I am having trouble replying to specific comments so I will give an update to all.

I would evict any tenant that gives me any trouble at all.