Shoot for 10% and you get that or less. 10% is barely a real estate commission.Perhaps you can sharpen your pencil on the rehab.

Most of the PM co's I talked to said 60 units was pretty much the bare minimum to bring them in, but 80 was their preferred minimum.  

I've had similar situations where someone who barely qualifies gets their application in a few hours before a fantastic prospect submits their application.

Also my vacancy allowance is over double the rate for the area so that will also help take care of that since i will only be marketing if a unit is vacant anyway.As for the major items, the roof is barely 2 years old so im not worried about that.

I consider the $40K+ ones to be expensive and barely worth the effort even as buy an holds. 

We have  estimated our Rebab for our duplex at $25,000 and although we have barely started I think we will go over that number. 

Knowing the market and understanding what the market will bare and what it wont.Out of State investing is very systematic.

This is a money game and I do not care how many real estate of investment gurus out there tell you, say, or offer books on how to do this business without money or credit don't fall for it, You need money for this business as in any business and you need money to protect yourself.Can you find ways and times when you can get control of real estate without any of your own money or credit, possibly just like  it is possible for me to walk from San Francisco, California to New York City bare foot but think about it, would I really want to do that?

I enjoyed some of the concepts in RDPD but I can barely listen to RK.

So I would be very careful if you need more than $1500 rent to break even or just barely get +cashflow I think the rents will stagnate and as more apartments get build and rehabbed they will create more options for singles and the people with families who can afford to pay $1500+ in rent will be looking for a home to own renting is prob temp and if they like renting they would prefer swanky place which usually new apts offer that lifestyle and pet friendly its prob only credit that is stopping them and as time passes if they make good decisions the old stuff on their credit comes off increasing their score.