I've been wanting to "get in the game" for a while now, just to become a player and get my feet wet, so not really looking for gobs of cash flow immediately (although the property should be cash-flow positive right off the bat, right?).

The Hawks have been around forever, and have had some solid players. but it wasn't until they hired Joel Quennville that they are now being talked about as a dynasty.

You need to network with brokers or work with people on the ground who have access to the players.  

sa=t&rct=j&q=&esrc=s&source=web&cd=1&ved=0CEkQFjAA&url=http%3A%2F%2Fwww.liveinnewengland.com%2Foffice%2FStandard%2520Residential%2520Lease.pdf&ei=QCodU-bMC4jS0wGKjYGoCw&usg=AFQjCNGtfgjGTOpqFNxkmoQiXGCQhtqOzA&sig2=Y8q21tV4EX8iwaG7nVe20g&bvm=bv.62578216,d.dmQI add some addenda to mine (minimally make sure to get a copy of the Lead Paint disclosure) but this is the basic lease I use because people are comfortable with it.

(On a scale of A, B, C, D such as grades in school.)

Better than a stack of CD's. 

Seemed to me that rent level in the $900-$1000+ range could be the range that starts to tier tenant quality as I see $700-$800 level to be most common.I have noticed that there are a bunch of turn-key players that do extensive rehabs such as Birmingham Income Propertues and Spartan.  

Now we have some new rules, we also have the internet where players are not restricted to playing in the alley, now the are in the full light of day.

I prefer Butterball most everywhere, but agree with Jerry and you might read some more on BP concerning turnkey sales, there are many bad players out there. :)

WTF.For the record let me say all players are personally good people its just business and money working its magic.Who thinks I should stick with the realtor?