Opportunity to "be the bank" but the borrower didn't pay the last bank and I'm not any different than other lenders.Worth the effort to pick up properties for $5-20k?

Maybe the tenant's who can't park because of the violators will appreciate your efforts.  

I wonder though for anyone with a larger number of units, if the effort to purchase 4 and under rental units is any different from that of 5+ units.

The $500 flat rate sounds right to those who will only give a name and number so the effort is worth the $.  

I'm taking some time to learn the business in an effort to avoid the "crash and burn".

It's not easy but can be worth the effort.

Worth the time and effort.

Try to match up what your research shows you and what you know or thought you know about your town.Going through the effort of analyzing lots of properties will also help you with figuring out what your own criteria are and what you are looking for in investing.Let me know if you need help with anything, I'm just across the river.

I would also figure out your personal global cash flow, fill out a PFS (personal financial statement), bring 2-3 years of tax returns and have it all bonded at office max.  

Thank you Christian for taking the time and effort to share with us!