I know this because I exclusively buy direct from sellers who fall into the following categories:1.

If you are in the game long enough... there will always be a bump in the road, even in the most exclusive locations, greatest homes, and best tenants... but some areas, homes, and tenants are always going to be problematic.

The tenets were almost exclusively low income retired or immigrants .

. * I do not work for them exclusively and my option is totally unbiased based on my experiences with them. 

If you use your own cash, all that does is increase what you are paying for the property since your entire cost is exclusive to the cash that comes out of your pocket...not the interest, or the principle that someone/something (i.e. tenant) is the source of funds making those payments.

Realtor who exclusively invests in NJ apts. 

I use them exclusively for all my deals. http://nreig.com/

I'm a REALTOR in Los Angeles who focuses exclusively on distressed assets.

@Michelle Castaneda I exclusively work with investors.

If you leave it to your heirs, the upside is part of your estate, subject to estate tax exclusion.