I recently went back through and found the real replacement costs of each major item.

If there is one attorney who has the majority of cases,  get his business card. 

The issue is that you are dealing with two distinctly different products each having a different driving factor.SFHs are not specific built rental income properties, therefor the price is driven not by rent but rather by the whim of home buyers.

@Bryan Dorsey If you are willing to take on a value add project that is in bad shape (not financiable) you can get 2% in non major cities in CT.

You'll need to identify the market, segment and product type you want to compete in, get to know the agents, the comps, inventory, etc. before you jump in making offers, offers you may regret later.

If you're gone the majority of the week, I recommend you have property management or someone you can rely on to take care of things when you're gone.

I am just trying to figure out how to mitigate that major tax bill at the end of this year.

Each of the 4 homes i have hit these numbers on have been the product of direct mail, an 1 instagram lead and one of off Craigslist all in the last 12 months.  

So at this point my only major concern is the boiler and water heaters. 

We bought a flip and maintenance doesn’t exceed $80/month — we just keep a 5k buffet in an account dedicated for major repairs.It’s funny that we ALL have our own spreadsheets.