If you are looking out of state, you would really need to do a lot of homework, target cities and spend time going there, developing relationships, asking BP folks, going to local MF meetups and really understanding who are the players in town that are successful and can lend solid advice.  

It mainly applies to class C-D fly-over-states lower end rentals.

I am finding it impossible to find anything on MLS that will cash flow with 20%-30% down. lets looks at a random MLS listing today-$250k-(this is in a C/D neighborhood, and probably a 90k house in 2010/11) 7521 Lemarsh Way, Sacramento, 95822now lets plug in some numbers (using Rentometer's average rent of $1300) Ive ran numbers like this for tons of different properties in Sac for about 8 months now, and nothing exists in Sac for "buy & hold" off MLS. 

In my state, there's an automatic 9 day grace period, and many tenants in my class C/D rentals take advantage of that. 

If i decide to do this and if it is legal, I am planning to mark each room like A, B, C, D, E, F.

interesting article talking about how institutional money is merging with competitors.does anyone see this as sign of the top of the market or is there another way to look at this trend since American Homes 4 Rent and American Residential Properties Inc. aren't the first big players to do this recently?

The bank "Leverages" all the "performing assets", like cash, loans, CD's, etc...into virtual money that they sell/loan to everyone else.  

Example A,B,C,D?

For me it's more comfortable putting money into a distressed property over some "feel good investment" like a 401k or CD's.

You are saving 5%...or you can invest that money in a CD for ?