Hello,I have been an investor for 9 years, my husband and I have 47 units, I still work a W-2 Job and we have 3 kids. 9 years ago this all started with 1 house and it has snow balled into 47 units so far!

They take 10% for the easiest part of the job.

I'm getting ready to make some improvements to my duplex and a big priority is splitting the utility meters (water and electricity) because I want each tenant to be responsible for their own utilities.

@Marco Silva data: population growth, job growth, housing supply, landlord friendly laws, purchase price, anticipated rehab cost, property tax rates, insurance cost, is insurance cost rising quickly, expected rent, rate of rent growth, can someone with the median income afford the rent, diversification of the economy, quality of local schools, crime rates, is the property next door a dump, how many other people are bidding on the property, is there a Starbucks nearby, is there a grocery store nearby, are there multiple property managers nearby in case one fails.There's so many ways to find deals, to name a few: MLS, wholesalers, foreclosure auction, tax sale auction, doing your own marketing through a bunch of different channels like direct mail.

In any event if you hand a contractor a big junk of money at the start off the job you are screwed from that point on.

Has she done much in the way of improvements?

We handle the application process as well, Credit reports, rental history verification, job verification, and background checks.

They want us to tell them (1) what we did to improve the home,  (2) how much we have spent, and (3) how much we purchased the home for initially.

1) Save2) Make more more money to save more3) Look at properties that arnt selling to possibly seller finance4) Borrow more funds5) Improve the properties you have then pull equity out of them via heloc or cash out. 

Dealing with 100 well behaved tenants is a full time job.