Appreciation will be based on market demand which as we've seen in the last 10 years has gone up and down, however cash flow is a bit more stable and if you're leveraging more critical.We focus mostly on single family homes in class B neighborhoods so I would say you're on the right track.

Be there while they work and keep track of time and if they are sitting around not working.

Theres an extra tracking mechanism build in there, where all reciepts show up online.

If you can track down the previous tenant and back bill them for their utility usage do so, but you are probably out of luck unless you still have some of their security deposit.If the utility typically does not hold the owner responsible, then discuss the matter with the utility and see if there is some room for negotiation on the matter.

Check out the Ultimate Beginners Guide to Real Estate Investing (sorry, no link capability on my phone) that you can download for free and start participating in the forums.Oh, and if you really want this, DON'T GIVE UP!

Off the top of my head I would say rents HAVE NOT matched inflation over that period but I also haven't been tracking market rents since I've retired. 

I would think with a decent credit history, your track record as a landlord and a few conversations with a local lender you would not have any problem getting financing on the property that is free and clear.Hope this helps!

Wholesale for some $$, build a reputation and a track record, move into rehabbing build those relationships, buy a buy and hold SFH, sell it and 1031 into multifamily.Also my tax returns show that I have little to no TAXABALE Income because of all of my write-offs.  

For example they don't want situations where everyone that has been watching the weather channel and knows the storm track, buys flood coverage at the last possible moment, and the company gets hosed. 

Terry Kerr. something of an institution in Memphis with a long track record of competency.There are then a raft of companies that either don;t do their own management or their own rehabs so they are not turnkey but can supply decent homes.PS: memphiscashflow also has a good reputation not sure if they do their own management though.