And if they have any personal issues that would stop them to show up, I can get a backup the same day through the Turno Marketplace.

Also, I only take care of the inside of the unit so very little issues there, so less expense.My SFR's are different in that I need to have some money to address major issues, like Roof repairs, painting (inside and out), etc. 

(Apparently a new law to protect tenants, but this time is a disservice because it takes off the table what could have been a resolution to the issue, and might leave eviction as the only choice).

@Alan AsriantsThere are two issues right now with trying to apply the strategy.

Robstown is a submarket with typical small market issues.

I'm working on a 2.2 acre site in plant city a suburb of tampa and the density allows for up to 10 units or 12 units and that is what we are going to push for, the highest density permitted. even then they could go larger through planned development or variance requests but I think that's enough for them on this lot. land has a ton of issues in general, check the elevations, utility access, title, tons of things to consider. happy to take a look I'll send you a message 

I think you can make a case that funds that bought a few years ago with debt thats not fixed might have some issues or cash needs.U can make the case that new buys today can pick up some deals. ?? 

I initially went looking for lenders through BiggerPockets, but that is where I am running into the investment minimum issues.

Sure a faster rate drop could happen, but if it were to, that would likely mean we are in a recession, and you may have other issues then.

Professional remediation is best for larger or stubborn mold issues.