What service have you found to be most cost effective?

Im seeing very little in the way of cash flow properties but wanted to seewhat you all though about my inputs.Im making a few assumptions mainly looking at multifamily up to 4 units with 10% down (I know this is low but I've found banks that'll do that in my market for properties under 500k) then I account for maintenance/debt servicing from past experience (wondering if people have a better way that would take into account property age and condition for maintenance estimates), finally I set vacancy at 1 month a year (not sure if that is reasonable either). 

Having umbrella insurance or having an LLC for your property management services is a great business model to protect yourself.

If the sellers decline to do anything about the egress window, just buy it anyway.

Breadth of knowledge and expertise in all areas of real estate investing (buy & hold, fix & flip, as well as usual realty services). 

Somewhere, somebody is going to need to be paid for a service.

And services have been cut to the bone.At some point we likely see bankruptcy (as predicted by the bonds), but even if we dont, its fair to say Illinois is not a growth state, and that costs for fees, and property taxes are likely headed up.So declining population, radical tenant friendly laws and high government costs all point to me as a place I would not want to invest.

Oh, and thanks for your service.

I am weary of the Muncie area because of the population decline and overall low-quality rental market IMO.

My advice would be to treat service members the same as everyone else.