I keep thinking this may be the buying opportunity of a lifetime if you have a pile of cash.   

While it’s rebounded from April lows, hotel occupancy remains down 32.7 percent year-over-year.

@Catia T.Where is your 5 or 10 percent vacancy factor in your math?

Talking LONG TERM capital gains tax rate, which as I understand it, does not affect your tax rate as it does not get added to your ordinary tax rate from say, W2 income etc.So why not take a year off, literally from January 1st to December 31st, live off your rental income/savings, basically let's say 50K that you would otherwise save, take a year long sabbatical/vacation of a lifetime doing nothing or road tripping, and show low enough income on your taxes the next year that you owe ZERO capital gains taxes.

Talking LONG TERM capital gains tax rate, which as I understand it, does not affect your tax rate as it does not get added to your ordinary tax rate from say, W2 income etc.So why not take a year off, literally from January 1st to December 31st, live off your rental income/savings, basically let's say 50K that you would otherwise save, take a year long sabbatical/vacation of a lifetime doing nothing or road tripping, and show low enough income on your taxes the next year that you owe ZERO capital gains taxes.

You can continue to 1031 Exchange over your lifetime (swap until you drop) and then when you pass on your heirs will inherit the property at a stepped up cost basis. 

If it's worth like 100k or less, 10 percent is standard and reasonable outright, whether land or not just because it's a lot of work for a little pay.

I have at least 3.5 percent down for up to 180k.

Listen to podcasts, read books, and find websites on real estate.Books:Rich Dad, Poor Dad by Robert KiyosakiIt’s a Whole New Business by Gene Trowbridge Principles of Real Estate Syndication by Samuel Freshman Podcasts:BiggerPockets Podcast Best Real Estate Investing Advice Ever with Joe FairlessRod Khlief - Lifetime CashflowAsk QuestionsRelevant Facebook groups and forums like BiggerPockets can help you learn what questions you should be asking.It’s likely that other people have asked about your same concerns and, just by reading through the forum’s questions and answers, you’ll gain clarity.Remember there are no dumb questions and that you have the right to be diligent about gathering answers to your concerns.

If you negotiate a reduced rate, the PM collects a percent of the reduced rate.Some managers have a "minimum management fee" that is charged every month.