Hi Juan- I'm not the expert on large complexes, I have 10 one bedroom apartments two of which are efficiency...while I'm a different neighborhood completely they earn very consistently but due to the more dynamic characteristics of single adults to pair up and paired adults to either have increased income trading up to larger units or creating children and moving up due to necessity- these are in a constant state of flux so require more attention.I prefer to rent to those on a fixed income with average expectations and a low interest in relocation. 

The average DOM is 30 days and 30 days to close with a conventional buyer.Bob has a gambling problem, and Guido is going to break every bone in Bob's body if he doesn't cough up $50,000 by Monday.

I went in and truely gambling with appreciation for 2 years, bought 315k live in as primary residence,exactly 2 years I sold it 550k tax free 2005 .

I am particularly happy with both Freda Davis and Brittany Gamble who encouraged me and assured me that I could be successful as a real estate investor.

According to Gary Keller (The Millionaire Real Estate Investor), learning to save for investments is one of the prime characteristics that separates investors from consumers.The good news is that you have come to this resolution so much sooner than many people.

That means, I would be gambling on the NOVA/WDC appreciating, but never a gartunee.  

@Dean HulsingThe rent patterns and characteristics for a residential property (1-4 unit) do not readily, or always, transfer to a multi-unit building, even a small (<30 units) one.When I posted above about questioning whether investing 50K into a 16-unit building in that area is warranted, I'm not certain my message was clearly communicated (based upon your response).You think the improvements would bring gross rents to 110K fulfilling the 2% rule.  

That would have been my gamble had I had the money and pulled the trigger.

In terms of other characteristics, they will range from “hard” preferred equity, which can be very similar to mezzanine debt and include a fixed coupon and maturity date to “soft” preferred equity, which is more likely to include some of the financial upside if the project performs well.

I have a one page cover sheet I add to each application with check boxes to show that they have the "deal breaker criteria", a section to score the "nice to have" criteria, and a section to briefly explain my acceptance or rejection.Our Criteria: Complete applicationVerifiable rental historySufficient income/resources to pay rent and liveCredit report showing prior addresses consistent with application We do not deny housing for race, color, religion, sex, national origin, handicap, sexual orientation, marital status, or familial status.We do deny housing to individuals:convicted of manufacturing or selling drugsconvicted of a crime the poses a threat to the property or neighborhood, including repeated disturbances, gambling, prostitution, violence, threats of violence, or rapewhere there is poor prior tenancy: evictions, violations, damage to rental property, poorly handled move outs, amounts are still owing to landlords or utilities.who misrepresent information on the rental application