Especially when they are all new fresh pure and motivated.

Pure Inspiration. 

I'm considering somewhere in PA so I can drive out and see the areas on the weekends, but that's purely based on proximity. 

If you measure the totality of your investment, mean cash flow, debt reduction, appreciation, rent growth etc you will always make more money in the areas of high demand like DC, Boston, Seattle etc than you will make in a pure cash flow market like you will in the mid west.There is always the possibility of your rate going higher, but thats the trade off of a lower rate with the arm.

It's purely added scope. 

Not purely an investment?) 

On the positive, there are more analytics that are available to this kind of lending.  2006 lending was pure sloppiness.  

Then I hired a “big” PM firm- which was a pure disaster- the permanent turnover of the staff, skyrocketed repairs.

#3 is pure nonsense. that leads me to worry about the rest of what you are hearing from the HML. 

Until that point, I am here to read / listen and learn.I am likely looking to purchase in my area (Pittsburgh) and have some ideas about what neighborhoods specifically, but these are just instincts and purely anecdotal in any event, so I would love to engage in discussions about what areas around here would work for the buy and hold rental income strategy.Thanks!