Nowadays deal flow at that scale is unachievable (at least quality deal flow).

In this case, you are paying for the plan documents (the trust), and if you work with a quality firm, some kind of ongoing access to guidance and support so that you can be aware of the IRS rules as they relate to real estate investments.

Recently, I started listening to the BP Podcast, enjoyed the quality content, remembered reading about Brandon years ago and finally decided that NOW would be the time to take my investing to another level.Though I was originally born and raised in Oakland, CA, the traveller in me decided to move out to Miami, Florida and start my career there.  

I cant get myself to move to the outskirts of LA (still paying 400k and up) because the quality of life just isn't great when you have to spend 2-3 hrs a day in traffic. 

But must be verified by 60 day history, and must be a gift with no requirement to pay back.Reserve Requirements 3-4 Unit owner occupied properties must have 3 months PITIThree (3)- and Four (4)-Unit Property The maximum mortgage amount for the three (3) - and four (4)-unit properties is limited, so that the ratio of the monthly mortgage payment, divided by the monthly net rental income does not exceed 100%, regardless of the occupancy status.Livable Conditions The property must demonstrate the following characteristics: A continuing and sufficient supply of safe and potable water under adequate pressure and of appropriate quality for household uses.

It also is a good way to show everybody that you are concerned about the neighborhood and the quality of people that move into it.

A lot of the rentals I see on craigslist are of lower quality and seem to be asking between $800-1200, does that seem reasonable? 

Small town feel close to urban areas.The issues are very few jobs, not many commute to Vancouver/Portland, the water quality has issues, school and hospital quality is poor, HIGH poverty rates, and a general apathy about improving/changing the city.  

Tenants are normally of higher quality.

Quality builds as well, high taxes, but great infrastructure throughout the city - with even offerings of shopping, medical facilities, and highway access.