I've usually talked to Beth Humphreys or Allisyn Rudeen at KPS. 

What seems to happen is they send me a lot of stuff right away, and it’s usually things that their brokerage represents first.

True...But there is usually some kind of smell in those...O dont know...

I usually run with the 8-10% rule unless you are purchasing and you know or near future major expenses which should be calculated into your purchase numbers and not necessarily cap ex.

They usually appreciate the extra info and are happy to take my comps.

However, the turnover cost (when a tenant moves out) are usually higher ($2K/unit) and you are assuming everyone pays rent 100% of the time. 

Rent is due on the 1st, late on the 2nd and the legal process begins.In most businesses, and especially land lording, nice guys will always finish last and usually with a eviction and often bankruptcy.

@Kenneth Williams the Bexar county tax auction meetup is the first Tuesday after the tax auction at madhatters and the other one is also the first Tuesday of the month in the evening and the location changes but usually somewhere downtown.

Both are usually a bad idea

Usually get my permits in a day.