I previously worked for Sears Hardware, Lawn & Garden lead, but paint department was right next to me, Kilz was the #1 primer sold and always needed to be re-stocked. 

I strongly believe in exploiting ones own market if at all possible, even if it wouldn't have been your fist choice.Of course a city of 300-400K has all kinds of areas and neighborhoods, with varying incomes, housing stock, schools, amenities and crime levels.

@Rob Soete not to beat a dead horse already but reach out to at least 5 syndication attorneys.

@Michael Hicks We used leadpropeller.com I typed all of my own content and swapped out a majority of the pictures they had as stock. 

In those 2 categories, you could mutual funds, individual stocks, real estate, gold, etc.  

I decided to take my future inheritance (all in stocks) and help my brothers and sisters diversify our future money.

Calculate in adequate reserves for your properties.Now take stock of where you are currently at for example 2,500 cash flow versus needing 5,000 to quit that job.Define your plan and then start working toward crossing those days off to reach your goal.

From what you have said about your tenant, stock up on White Vinager.I change out the furnace filters monthly in my rentals.

NBD, there will be a deal come around; just stick to your numbers and wait on the sidelines for the next correction.no different than stock investing. when the DOW dropped 1000 points, I put $ out of my savings account into my personal Roth IRA 500 index fund. next day drops another 500 points.

Mike another point that I think should be clarified with regard to 2% and 50%.50% for expenses for napkin work is great  and will pretty much always be relevant up to a certain rental amount... high rents like 2500 to 4000 like we are seeing her on the west coast 50% is a little high to a lot high... 30% might be a better number at that point.2% was a window in time... that has closed for 90% of the US rental stock...