A healthy percentage of those are, well, to put it kindly, outdated and in disrepair. 

@Dennis Liu - you're right and thank you for the reminder there. i guess what i struggle with is choosing between a 9-5 job and having an opportunity to work in a commission style, high risk high reward kind of structure. just thinking maybe my one thing i can do today is to make a career move and grind it out till i have a healthy amount saved up... curious to get your thoughts there if you have?

Absent that, I would look at online reviews (with a healthy amount of skepticism).

Next downcycle, I'll stop investing in the midwest and scale upwards here in San Diego.Lots of different options but make sure you earn some good money and build healthy financial habits first to start REI on solid ground.

Happy New Year all - may it be safe, healthy and prosperousKelly

I want a woman who will live with me in a cardboard box on the side of a freeway ramp because she loves me or finds something fascinating about my jokes, personality or toothless smile.

Let it be known,....beware of his flashy smile, because it may that he has just got you on the hook too".

Lower CAPs (7 to 4) should reflect a minimal risk investment - great location, healthy appreciation of value/rents/etc, strong tenants, etc. 

NEVER smile while showing the place if it's in that kind of neighborhood.

Our plan is to achieve that by transitioning to a PM when we have enough units to get a good rate and enough cash flow to justify the fees, but I'm also interested in maintaining a healthy conscience personally in the meantime.