Every market should have pretty consistent numbers.

After this, I stopped consistently marketing, I stopped really looking for deals and I really just stopped.

Thank you both for you inputs I much appreciate the help Rick H. for consistently helping me with your answers I really appreciate your advice.   

They then invest the hours of their days in activities consistent with these ideals.

I prefer a consistent mortgage payment and getting more properties.

That cost me a couple thousand on one deal.The broad principles governing liens (like foreclosure on first lien.mortgage wipes out second mortgage) are consistent across the country.  

I don't feel it's out of some "social justice" or "Landlords sticking together singing Kumbaya" or anything :)  Our system is fairly consistent here and results move along quick enough. 

I don't think it's a mixed bag that far north... its consistently better. 

*Don't allow financing or a finance contingency (it can be a good indication they are selling above market value)*Don't allow for your own independent property inspection*Are not realistic with their pro forma's (i.e. they don't include vacancy or maintenance projections or use unrealistically low vacancy factors)*Require you to pay for any renovation upfront*Sell only in cheap. low end neighborhoods*Don't accurately represent the neighborhood/property classification*Don't have consistent rehab standards for all properties*Don't provide a scope of work for the property*Can't provide references of repeat investors*Don't allow financing or a finance contingency (it can be a good indication they are selling above market value)*Don't allow for your own independent property inspection*Are not realistic with their pro forma's (i.e. they don't include vacancy or maintenance projections or use unrealistically low vacancy factors)*Require you to pay for any renovation upfront*Sell only in cheap. low end neighborhoods*Don't accurately represent the neighborhood/property classification*Don't have consistent rehab standards for all properties*Don't provide a scope of work for the property*Can't provide references of repeat investors

When determining the net income, I simply multiply gross rents by an expense ratio to determine the net income.