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In my experience, property management companies often lead to higher vacancies, higher maintenance costs, and lower rental income compared to competent self-managing investors.

@Andrew Self I would like to think that my company is the best and offers the lowest rates and closing costs, but perhaps I am bias.

Cost overruns were tremendous.

Hey everyone, a new development in the area where I invest, is offering a 5.99% interest rate (conventional loan) and 2% of purchase price in closing costs.

My local market is cost prohibitive to invest in and the thought of assembling a "team" of unknowns in another market was scary. 

Good cost basis on the land and a strong ground game to complete.

Purchase price: $325,000 Cash invested: $2,485 Sale price: $335,000 Low upfront cost due to creative financing.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

For example, what is the cost of living now and projected in the future?