As an example4 unit, 2 bed/2bathBuilt 1980$115,000 asking pricerent per unit $450/month, $1800 totaltenants pay all utilitiesMy main concern is filling vacancies as they occur in a smaller town, and of course there is the issue of lack of appreciation for the property, so it would have to be a pure cash flow move, meaning that I would want to make the deal as sweet as possible going in by offering below the asking price.

Keep in close contact with the owner in any and all issues that occurred with the tenant.

This though takes a extreme amount of capital to be able to manage and complete these kind of flips. the 1% rule occurred in socal during in 2009.

The painting of the walls should only occur during turnover, and again it would depend on your lease.  

I still used a checkbook for tracking expenses but I had to use Excel's comment feature for annotating details for repairs when multiple repairs/improvements occurred in a given month (which occurred a lot last year over the summer since we renovated the house and apt before we rented them).We recently closed on a 9 unit apt building in our hometown and still have the 2 units out of state.

Though I forgot the exact mechanism in which this can occur, the author says the tenant can simply take the Tennessee judgement to Nevada, where it must be honored by reciprocity.His argument isn't against LLC's of certain states, just that they don't provide the amazing level of asset protection that some suggest.

@Adrian Tilley pretty well nailed it.Understanding some of the problems and challenges that occur before, during and after probate will give you a competitive edge. 

Generally as a licensed agent, at least here, you can pay for "leads" but you can not "pay a gee for leads based upon only if a sale occurs".

Complaints about the cost of rent sometimes occur when I do a rent raise, which is usually only $30 at a time (only a $1 a day!)

A number of discrepancies have occurred while working with this lender, and I'm concerned that this comment was more of a pressure tactic than a true statement.