Now I know: how can you trust someone to deliver on their promises when they just broke them.The landlord does not singlehandedly evict people - he files an eviction with the courts.

Companies need to stop all around overpromising and under delivering.

And at that great price, he wasn't willing to deliver on his end.

This does happen, but we also all know the stock market since March of 2009 has delivered unprecedented returns, and almost everyone on Wallstreet agrees this is a sheer impossibility over the next 5 years.  

I have seen most funds say they deliver a 8-12% annual return.  

My wife and I bought a home balloon business (decorating parties and delivering bouquets) many years ago.

I think once you factor in vacancy and headaches a lot of higher end properties can out perform lower end ones.I find in Memphis a 100K home that shows 11% net will actually deliver 10%.And a 30,000 20% net on paper might put 7 to 8% in your jeans.If you can fund it go for the good stuff!!

You can order my a pizza to be delivered to my house :) Just kidding.

I've hired contractors to do work in my personal residence, and even if you are breathing over them the whole time, they just don't deliver.

Originally posted by @Kyle Scholnick:I do also get concerned when I see proformas by turnkey providers that are only accounting for 5% vacancy (seems optimistic since just one month vacant should be 8.3%), 3-5% maintenance which seems low, absolutely no Capex inclusion etc.....When you put regular numbers in to account for those things, it seems that many of the turnkeys aren't profitable...Don't get me wrong, I'm sure you make something, but just seems like 6-7% after you PROPERLY account for all possibilities and have a margin of safety.With the 5% vacancy, the assumption is that a turnkey provider is already delivering just that, a tenant occupied property when you purchase the property.