They'd laugh me right out of the office because there is a very low percentage of buyers who are purchasing single family for investments and a high percentage that are purchasing a home to live in.

, so while it is nice to be boots on the ground, it isn't always necessary as long as you are investing in quality properties (ie not low-tier C/D /distressed properties which really do require that you be hands-on) and have a team you trust.

The twist is that they are putting out a bunch of low ball offers to determine sellers' motivation.  

Occupancy has improved a lot since then. 5% actual with 5% economic might be more realistic for 2016. incremental rent growth after the property is stable is 2%I think we can safely assume a 3% growth rate going forward due to high demand and low supply (depends on your area). 

Our Vacancy across the state is really low, and in certain cities it's lower than state wide. 

In China it is a product of currency control.  

They have a philosophy of keeping the dues low and when something big comes up they typically have a special assessment.

@patrick philipWell, if there's no room to negotiate a low price to allow for rehab and then arv, what do you think?

I don't have vacancy rates for Bedford but I'm guessing they're pretty low.

Book on low and no money down has some good information (such as Joint ventures) but a lot of the options are less useful in Canada.