After burning through a bunch of cash we came to a new understanding and began doing "lite" rehabs for the remaining units. 

I’ve dealt with people across the spectrum; religious, ugly, rich, poor, single, married, liars, deceitful, fat, thin, walk in integrity and manipulate others.

Hi David,Welcome, here are some great real estate books: Multifamily Millions by Dave Lindahl The ABCs of Real Estate Investing by Ken McElroy The Complete Guide to Buying and Selling Apartment Buildings by Steve Berges Commercial Real Estate Investing by Dolf De Roos Trump: The Best Real Estate Advice I Ever Received by Donald Trump Tax Free Wealth by Tom Wheelwright Commercial Real Estate 101: How Small Investors Can Get Started and Make It Big by David Lindahl Raising Private Capital: Building Your Real Estate Empire Using Other People’s Money by Matt Faircloth The Definitive Guide to Apartment Marketing by Josh Grillo Investing in Apartment Building by Matthew Martinez Crushing It in Apartments and Commercial Real Estate by Brian H Murray The 7 Secrets to Successful Apartment Leasing by Eric Cumley 2 Years to a Million in Real Estate by Matthew Martinez Burn Zones: Playing Life’s Bad Hands by Jorge Newbery Commercial Mortgages 101: Everything You Need to Know to Create a Winning Loan Request by Michael Reinhard

My entire state has a real issue with garbage OOSI who have become a detriment to the community, and I've seen too many crash and burn.

Just save up 10-20% of the price range your looking at ..find a burned out landlord thatll sell it to you on terms with a healthy down payment  .

How else will other owners know that these guys are deadbeat pros, out to suck free rent out of what they think are rich fat-cat owners? 

If I could go back and do it all over again, I would do exactly what Joe is advising and I would be sitting back, fat, dumb and incredibly happy as a multi millionaire.

They are most likely burned-out light bulbs.

The family burned through over 500k on his medical expenses.

I was burned a few times early in my career and I get a decent amount of business from others who have been recently burned by an agent who claimed a great deal of experience, but couldn't answer basic questions about investing once they started analyzing deals.