Jon, it could be too that the price range you deal in may present fewer issues, amounts the seller gets hit with may not be worth seeing an attorney, it doesn't mean it's the right way or even an acceptable way of doing business.

Fully rented w/ no repairs needed.2 family 4 BR/2 BA w/ FMV about $135K; Fully rented and rehabbed, no repairs needed.All three properties are within a mile of each other and taxes range from $4K-$5K.

(He's only getting 2% to start with and my offers are in the $25-$30K range.)The offers are so low because they both need extensive rehab (approx. $140K each), plumbing, electrical, mechanicals, the works.

The town home rents on a positive cash flow basis with the tenant paying down substantial principal in the $700 per month range while it's rented.

@Carlos......looking at the 50 -75 unit range to start.My wife was an apartment manager for about 15yrs, but has been out of the field for about the last 5.She was a bit of a turnaround specialist...improving the NOI for other investors on many different properties in the 250 - 500 unit range, so we feel that we have a decent grasp on the management side.

If you have decent properties in the 30k-50k range, and rents are $800 and up, I would put the money in putting in a new roof, updating the plumbing, and putting on some paint, and have a nice cash flowing property you can own free and clear in 5-6 years.

I recently wrote a forum post about looking at a range of returns, because while your estimates may be the average, it's unlikely that your return will fall exactly there..

Today you can expect to spend $25-40k and get rents in the $550-$900 range.

And I've had agents who made a great deal turn into a nightmare.But all in all, I think agents and Realtors tend to be more conservative because they know that there are a lot of deadbeats and people who couldn't close a door, let alone a 100k property.I don't see a lot of bad advice being given but there is a range of advice being given.The same is true in the real world with Sellers, Buyers and Agents.

As I said in my post right above this one, I am fairly excited to take out my first, second, and maybe even third mortgages in my local area in 2014 using interest rates in the 4.xx% range, 25% down on 30 year notes, holding for 25 years until I retire, which thus sounds like now would be a "good time to buy."