If I go longer than 5 months, I feel I will be in the red and underwater on this deal.Should I get 2 places for $55K each?

The average apartment rent over the prior 6 months in Philadelphia has increased by $155 (12%)One bedroom units have increased by $146 (13.9%) and two bedroom apartments have increased by $159 (12%)The most expensive Philadelphia neighborhoods to rent apartments are Riverfront, Fishtown, and City Center EastThe cheapest Philadelphia neighborhood’s to rent apartments are Harrowgate, Logan-Fern Rock, and Tioga-NicetownDespite the challenge of finding inventory, the opportunity in the investment rental market remains strong.The most important trend remains a demand for well-located houses, which are professionally managed.

You didn't mention what budget you are working with but you may wish to look into Casselberry in the Red Bug Lake Rd area.

Sure, rates may be higher than what you'd get from a traditional bank, but you'd close quickly, avoid the red tape of a bank, and they won't care about your daughter's trust.  

Meeting location: 12814 Cantrell Road, Little Rock, ARMeeting time: 7:00pm

Cleveland Rocks!

I would make sure you get a contract with a signature that specifies exactly what colour they want (ie Firetruck red from XYZ company) not just red, otherwise when it's on the wall and it doesn't look like what they thought it was going to look like it might be an issue.

Case study  this one I sold in 2013.780 acres  bought in 1999  for 1.7 million... 500 acres in various age class's from 25 year old to 50 year old.. all very well maintained and replanted in the 70's. fully fenced and 7 miles of rock road that would carry log trucks.. great owner to buy from...

You said something that is a huge red flag in real estate.

These articles definitely give you a macro perspective of the entire metro because there were definitely areas of Sacramento that were red hot with absolutely no slow down or price decreases.