@Glen Wiley actually in your case I am going down $100.My current rent is $2400 and they asking for $2200

Looks like you've got both set around 5-6% That's what I'd put for LTR rentals, but presumably you're getting 40-50% more in rent as an MTR than you are as an LTR, but the actual dollar amount of capX and maintenance aren't going up with an MTR v LTR, so I usually set that at 3%.

It might be worth digging into the numbers a bit more to see if the potential rent growth would actually justify the higher purchase price.

As long as you're not an anti-social psychopath, whatever your answer to that question is, is probably an okay place to buy.From there, we can run some numbers, make sure we're not missing anything, but in the end most decisions are actually pretty simple. 

One thing I have been struggling with is finding what properties are actually selling for.

Is there a program property managers use to find out what houses have actually leased for?

Their premiums were actually reasonable.

Again nothing against the program but I believe there should be an actual INCENTIVE above these other applicants in order to get consideration.I can have a background and employment checked tenant in place in 2 business days start to finish so I need the section 8 process to be easier, faster and more profitable than that.They like to toute the whole "guaranteed" rent collection mantra but we all know that any good landlord with buttoned up processes who is worth is salt is not scared of NOT collecting rent.

I actually lived up in grants pass when I was a kid!  

I know LLCs can be used to invest in real estate, but I also read that someone created a leasing company to sublet the individuals personal real estate to the tenants with the actual owner having no liability since their leasing company LLC is the one responsible.This had me wondering how best to use an LLC, and I hope to hear from many of you to better understand how the LLC process works in the real estate world.