The ones that either respond to your website, or call and leave their property information, on your voicemail. 

I wake up every morning at 6am and don’t leave for work until 12pm.

I pulled them and updated the lease to read no dishes, I have no balconies or tenant controlled outer areas so I don't have to be worried about violating the dish rules.Companies never remove them when a tenant leaves and they rarely reuse them... so they become a dish graveyard.

The deadbeats will leave because they know a rent increase is coming soon, and the existing tenants will be begging for renovations to their units.We usually will allow a tenant to move into a newly renovated unit, at the new rental rate, and transfer their deposit, if they didn't have a deposit, we would require one before allowing them to move.This frees up another unit to renovate.

You have to subtract the original $230k you paid out of pocket first...which leaves you with $715k.Now, subtract all the lost income (now negative CF) from the months that you had vacancies, Maint. costs, CAPEX, etc...assuming 15% of rent per year, that's about $15k x 15 years = $180k...which leaves you with $535k in virtual profit.IF we just stopped there, you would have gotten $35k/year return (on average).Now, comes the big money losses.You will be operating at an average loss (and this is real money due to cash out of pocket to pay for expenses not covered from rent due to now negative cash flow)  per year of at least $15k.If you had invested those losses (and since the source would have been liquid this is not a virtual thing) at a measly 5% per year, and reinvested it all every year, you'd be at almost $800k in actual real money.Anytime you accept hard cash losses, you are losing the benefit of your cash being a "verb" instead of a "noun"...and you lose all the compounded profit from you cash being reinvested and in action...forward action.

And yes, definitely don't plan on leaving Texas anytime soon!

So if you can qualify for these loans, these are the best loans to get.But if you can't qualify for government loans that leaves us is with non-government loans. 

I plan to leave my current career in engineering to become a full-time "buy and hold" multifamily real estate investor.

I'm considering leaving my home state to stop paying so much to live here, But I also have a marketing/video production side hustle for the past 8 years so I really focus on earning more instead of cutting everything out as my wife and I already live pretty frugally.Great post @Terry Lao

The challenge is so many start to stretch the underwriting and it leaves fewer deals resulting in more people trying to stretch the underwriting to get a deal done.