Keep in mind it was nothing painful just gets frustrating when the old piping doesn't fit and you have to make 5 trips to home depot. 

Im willing to make trips if needed but the idea is not too, if thats possible .And my primary strategy is to sell as is. 

These older properties when you initially buy, are unlikely to meet 1% rule but if you update the units, buy a building with character and market to right demographic (young professionals) you can get in excess of 1%.

My profile picture contains the Chinese characters for “student” because whether the subject is Chinese or real estate, I know that I will always have room to learn and grow.

Sometimes I end up making several trips to the same building because not all of the tenants pay on the same day or at the same time (I have a 5-day grace period during which I don't charge a late fee).  

I just made a trip to staples for marketing supplies and came across pre-made, attorney approved contracts.

http://supremescapes.com/I know the owner and can vouch for his work and character.  

I'm a high character guy and come from a blue collar upbringing; I'm not afraid of work.  

But most fourplexes around me are boring simple two story boxes that don't have any character and no outside amenities (something I would NOT replicate).I am a long term build and hold investor, but being able to minimize my invested capital in the project is important to me.  

@Ivan Vargas, thanks for your reply....Sounds like you are fairly well versed in Title III, Rule 506, Reg A, etc.If you were an SEC attorney, would you plan a trip to Indianapolis for a closer look at their structure?