Rentals are one area where the little guy can still compete with the mega corps and large apt complexes, often winning over some choice tenants with personal service, flexible terms, and small touches...Just a few ways, off the top of my head, that I think we can gain a competitive advantage over more rigidly run large complexes (though all markets vary, so these are based on my experiences)....) flexible terms (I offer a six month or one year lease; of course, most six month folks renew, but some like the flexibility; some large complexes are "one year or nothing" in my market..)) new mats (inside and out of the doors; bath, even runners or area rugs in high traffic area for vinyl plank flooring)...while they add some "wow factor" and look like gifts, there is self interest at work here, however, as the matting greatly reduces wear and tear on my flooring.) pets on approval ( I have some of the best behaved canine tenants imaginable, and their high quality tenant owners stay long term, are respectful, and pay well,yet are often shunned by many "no pets" larger places)) small (tax deductible) $20 gift card at holidays ..

I've always recommended to my clients not to put all their eggs in one basket, although, personally, I would put a bulk into the real estate basket.

I'm going to run fast and loose with the numbers for my convenience.Given your assumptions, how can you either generate more revenue and/or reduce the expenses?

In my case, I follow that person because not only does she know me but the lender she now works for have reduced fees than where she was. 

Also take a quick look to see if you can reduce miscellaneous personal spending by any amount to make this dream come true.  

Use follow up questions to get them to further reduce their own price.If you want to learn more look up Michael Quarles  BP podcast.  

During really heavy rains everything would backup and we would have bulk entry of water.

The bulk of that being a property in Orange County, CA for $600k in 2011 that we renovated and sold a year later for a $180,000 profit.

I watched it be reduced multiple times until it was at 45K.  

My banker says it doesn't matter what the closing date is, but it seems to me that closing at the beginning of the month would allow me to use current month rents to reduce my out-of-pocket cash needed at closing.