(In terms of disclosure, I don't want to be solicited for aluminum siding...I don't live in a house with aluminum siding nor is it permitted in my neighborhood but some poor sap keeps wasting his marketing dollars mailing to me and my neighbors about his great deals on aluminum siding).So-o-o, your answers will not only help you find the right marketing method but also help you target your message and to the right people. 

If you know your market, how to effectively analyze deals and have a rockstar core 4 (agent, prop mgr, contractor, lender) in place as David advises, I think you can invest in any emerging market no matter how close or far. 

I wouldn't waste time watching it and trying to bust someone.  

A partnership doesn't compartmentalize liability as effectively, and the requirements for a C-Corp tend to be too laborious to justify it for smaller outfits.

My hard work is wasted.

Also, how can I effectively negotiate closing cost terms?

I am not in Arizona, but I'll give you some advice, don't waste your money.

I've received advice from both sides saying SFR is a good way to cut your teeth in real estate investing to don't waste your time on SFR, , if you have the cash start big.

I wouldn't want to waste their time.Thank you for that Pete.

I’d like to give you the details and see what yall’s thoughts are...10 Unit (of 2 buildings)Listing Price: $1,100,000Potential Gross Income: $124k6% Vacancy (but building is currently 100% occupied).Effective Gross Income: $116kNOI (Including a 5% CapEx and 7% Property Management): $75kDebt Service is around $50kLeaving me with an annual cash flow of $25kDSCR: 1.5B/E Occupancy 73%Cash On Cash: 7% (with 30% down payment)On paper, it seems like a great deal based on everything else I have analyzed in my local area.