I'm perfectly willing to pay for my MLS access, but I don't want to pay the high membership fees for KCRAR.Can anybody shed some light on this process? 

Do I need to hire an attorney to evict my tenant who, is a single mother with 2 high school kids?

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+, zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680, some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

It's definitely not more than 8 hours per month to manage this from a high level. 

You can also ask for a 'Seller Credit" which helps cover closing costs or buy the rate down if you come in high enough on the purchase offer.

- if everything is too cheap- if they mention more about their acquisition rather than how to maintain your property- if they only have two people in the office- they don't know how to manage property.- no bookkeeping.

I would be open to discussing with a high quality tenant who you can communicate well with. 

They can vary widely and significantly impact the overall cost of homeownership.

It took the company about 15 yrs of being around and building their portfolio before the two principals of the company were able to remove themselves from all personal guarantees and get to purely non-recourse debt with bad boy carveouts.When looking at MF loans, you can often find non-recourse debt on acquisition financing as low as about $1mm loan balance, even with no real experience (granted, you will need an experienced management company lined up and personal financial statements showing a net worth equal to loan balance, but you are not putting your personal financials at risk like many commercial loans).

SD has a historically high appreciation rate and it sounds like you also did a lot of work to it.