Anyone that's been doing this for a few years knows more mortgage guideline stuff than a consumer will ever be familiar with.

It is very time consuming and a cumbersum process to go through every part of the eviction- posting notices, contacting the tenant, filing legal docs, going to court, completing the move-out inspection, itemizing damage (this is why you pay them in the first place btw) However, even if they get 100% of a month's rent as a placement fee, I don't think any manager wants to go through that process every month.

i'm a beginning investor with modest experience in trading stocks.  

. :)I put modest earners into properties that would be at 125% DTI, but for counting rental income, on a regular basis... and it's NOT because I'm sitting here waiting for two years of tax returns!

HOWEVER, if I hated work, had less access to financing, more free time, etc, I would want to flip - potential for great profits, but usually is time consuming.

I found a helpful academic journal that studies the consumer response to natural disasters.

Here are some options to look into:Buy-and-hold - Long term rental which yields modest returns each month plus tons of benefits over the long term.

Off-market deals have been MUCH more practical during times when interest rates were higher and consumer confidence was way lower because it's almost the only thing sellers could get.

I also lived and flipped one home in El Paso TX with modest return.

The idea of business tenants over consumer type tenants appeals to me.