We've had the same tenants the last 18 months.Rent: $1,350/monthMortgage, Ins, taxes: $960/monthOur initial plan/goal was to acquire properties and hold them for long-term (20-30 years+) to essentially have the tenants pay for the mortgage and we would make a decent cash flow profit annually and then eventually have a solid asset (trying to diversify investing, e.g. not having everything in retirement accounts/stocks)Just recently the A/C had some leaks and is pretty much on it's last leg and needing a replacement (quote of ~$8-$9,000 installed + fixing leaks in duct work).

Direct mail is still my lead generator and I'm getting about 0.7% callback rate.

Initially we were thinking of getting an LLC - wanted to get more advice/tips on the matter from you guys!

Some want credit while they are alive, but not everyone is narcissistic, some are silent givers.In the case of this 96 year old lady it is a generational thing.

Does anybody here use agents as form of lead generation?

Pay attention to people , who mention both the negatives and positives .And while you save and build money , I would suggest you to build your emotional wealth as well , because  the whole investing is 75% mindset and 25% learning initially , once you do few deals it will become 90% mindset and 10% skills .Please also note that - while you do your research you will come across many many "gurus" , who are unethical and fraudulent .

In my opinion, "investing" means investing your cash in order to generate a return. 

Late fees are $50 initial, $35 everyday after 3rd of the month.

I have a wonderful day job here in the city, but view real estate as a key component for generating long-lasting wealth and greater stability during retirement.

A home just hit the market that we would like to acquire personally, but also believe we could get it at a price that would give us alot of initial equity.