As you’ve done more deals, and carefully documented them and the results, your track record will speak for itself and will be a key element of establishing trust amongst investors that don’t already know you. 

William,Option 1 - pay close attention to the fees and regulations with HOA/COAs.

If the total number of properties is more than four, you may have to amass substantial cash reserves before you will qualify for conventional financing for your fifth through tenth acquisitions.Once you have launched your acquisition plan, the income taxes tend to take care of themselves.  

And, in the end, sell them.I take care of property management, finding tenants, signing contracts with them, maintenance, repairs, etc.We split everything 50/50, ownership, mortgage, expenses, net cash flow, amortization, capital gains, ...Now there are three points specifically that cause me some headache.

I took care of most of that problem by adding lock washers.

Late rent...partial payments.....tickets with the city for not taking care of the property....you having to keep on her to take care of the lawn etc...and big conflicts with your model tenants.....lease expiring real soon.......sooner than the model tenants........

Shred it for all you care. 

Should this still be analyzed like a SFR except for trash/lawn care expenses.This deal is in TN if that makes any difference.

Both tenants looked to take good care of their spaces - house was in fantastic condition.David -- from the research I've done in the area the rent he currently charges seems on par - but I am totally going to check out rentometer - thanks so much for the tip.

Even if they bumped the button, garage doors move so slow that clearly this tenant wasn't paying any attention.