With the market the way it is, finding profitable investment properties can be tough.

UtahAmericafirst 80% LTV on noo 65% LTV UtahArvest Bank AR, OK, AL, MO Bank of Souther CaliforniaBank of West (BNP Paribas) 60% LTV CA, AZBB&T will loan on a rental portfolioBBVA, now PNCBellwether NH and MA 85% to 100%, draw 10 yrsBMO Harris, 3 HELOCs to 70% LTVBoeing employee credit union Cal Coast Credit Union, CA Citizens Bank -Minnesota, only in-state.

You won't find a lender with no closing costs... that's how they pay their employees.

Some background: we're a growing property management company with 6 employees and a few hundred units under management and another 65ish units on the way.

That includes looking at reviews, their services, fees, there location, eviction rates, delinquency rates, there management agreement and things like do they have a high employee turnover rate.

All adds up that a pool is tough (maybe impossible) to obtain additional rent on long term rentals that covers the maintenance/cap expense.However, cost to add a pool is very large.  

I am also a W2 employee have a very stable six-figure income (for many years) along with other sources of income.

@Paul Riley Tough question because you really need both for success in REI. 

Finding deals is tough in those markets unless you're prepared to go off market. 

Alternatively, you could work as an employee of a builder - like Lennar or Pulte...