I don't know if this will help, but define a real simple number that anyone can use to see if a deal will work for you.

Until you define your goal, you will never have a clear plan to get there  Until then, discussions like this one are not going to give you any meaningful direction.

Sterling Britt Ben Phillips Welcome to BP Nechole Thompson your definately in the right place.

You don't need to be able to define or write all the contracts, but you should at lease Know the rules of the game you wish to play.REI is never profitable using the trial-and-error approach, but it sure gets expensive quickly that way.

Ask tough questions, expect consistent results, define the  culture and insure that you are not investing on faith. 

I agree with Brandon, I would focus on SFR to start, but Ramone is quite right, there are some amazing deals for student accom, just a little more tricky i found.I love investing in the area, and we are based in Melbourne Australia, so definately can be done from "out of town"CheersLindsay

Like kind is defined by use not type.  

Unless you have a well defined specification of what you want, a programmer probably can't get you to where you want to be.

Where I live, a "group home" is defined by the city as having 6 or more residents and full time staff. 

Can be dangerous, know/trust these people, define your terms.