I listen to a podcast episode almost everyday when I walk my dog, Brandon is right, very motivating!

Did someone add a dog to their kitchen, lol!

only you can figure that out for yourself.So, I'd say there are 5 ways:leveragetax advantages 'buying at the right price based on skilled, sound analysis'rehabbing/identifying 'best use'deal-making(wholesaling, bird dogging, note buying/selling)Some of these can be achieved passively:leverage + tax advantagesBut even those require the work up front to at least identify, analyze and purchase - and set up managementAnd of course: being your own PM, rehabbing project management(or hammer swinging), and all the deal-making options take constant investment of time.Deal-making is a non-starter for me, I can trade hours for dollars at a high rate in my regular business.Buying at the right price is not a skill I believe I have, I could learn it, and I read here a lot, but I am consistently surprised by how many things the experienced people on here point out that I would have missed or have never thought of.So that leaves me seeking leverage and tax advantages but frozen from buying due to my fear of becoming a 'learning example for ohters' by overpaying.So, like you, I suspect, I focus my efforts on my 'other business' and I keep my capital in the stock market.

(my guess is early next year).Some banks are playing the online auction thing and selling dogs at renovated prices.

Now this is what I based all of my calculations on and if its less $450/mo then this property I just closed on is a dog and a monthly loser.So the rent collection guy says that this is the rent everyone has been paying for a long time and if I raise it the people will leave.

I am holding about 10% of Gross rent out each month to account for some of the issues you mention ($995 rent = $100 /month)I actually sweep $447 into my "purchase" fund,and leave $100/mo in my operating account that also holds the deposits and pet fees.I replaced the toilet, sinks, faucets, plumbing stops, gas stops, full new a/c system (i'm in TX), and rebuilt all parts on HW heater since it was in good shape as well as replaced the ceiling fans.

He was sleeping in my basement where he stored his clothes and had his pets.

Ideally, I would take the dog, cat, baby and husband home to Columbus (where we are from) and park it.

I have done out of state investing and have my pet peeves, many of which you stated.

Pets are handled on a case-by-case basis and we require the tenant to carry a pet damage rider on their tenants insurance.