How long is their lease and are there escalations in rent, and are they a stable companyGino

Once the Portfolio was stable I would take the free CF to either buy more properties or invest in paper assets that are riskier such as distressed debt or become a hard money lender.

It’s very stable and my idea for you would be for you to invest in multi family such as a duplex.

Tenants take good care of the property, tend to be stable, rent checks show up on time.

Banks like stability and that definitely is stable.

Maybe this is the biggest one: $2200 a month for the gas guys from that one apt is a huge part of your return  How stable is that?

A PM has an obvious incentive to move the property to another owner in their stable and will also likely function as the realtor on the transaction.3.)

In this case, stable, healthy population and job growth is more important.

That's a bit under where I normally like to be, but I know that the property is quite stable since I stay on top of things and do everything myself, plus I have capex saved up for expected repairs, so in this case that is acceptable. 

I read that yes actually going to the area is often a must although if it’s already rented out with stable rent history for couple years, and after paying for inspection should I still?