In truth we could have started with 10 great ones and wound up so much better off over time Powerful advice!

And don't underestimate the power of a strong first impression – a well-maintained exterior with a fresh paint job is key.Just remember, even with the best upgrades, color choices matter.

@Kieron Osullivan That was EXTREMELY helpful, thank you so much.

Not sure though since HOAs seem to have way more power than they should IMO. 

If that's not the monthly income, you are arriving at your cap rate by using incorrect expense ratios/expense figures and/or the property benefits from an extremely favorable tax abatement which skews the operating costs.

For the few that understand this niche it can be extremely lucrative.Takes less money, less time and hassle, and there’s little competition.

I would also tell you to be extremely careful when doing contracts with builders. 

If you can buy something habitable, and rehab it over time while you live there, that could be a home run of an investment when you look at your return on investment, especially if you house hack.Sure you may leave cash in the deal, but if you buy right, it could still be an extremely profitable and low-barrier to entry way to get into real estate.

they will lose a ton of interest on 5.5% loan if we refi with someone else, but it would likely be 7% so its a lose-lose, they will lose our business and it could be in their favor to just drop the abusive term, ridiculous that a conventional loan doesn't let you keep the place after moving out. never saw that coming and this type of "pulling a fast one" is exactly why the other buyer who couldn't be present on closing specified that the power of attorney for signing closing documents was limited to exclude anything unnecessary. 

Air conditioned air leaking to crawlspace making crawlspace heat or cold depending on season causing more power bill to tenants.