I might even say, the fewer rentals you have and the newer you are, the more conservative you should be with your numbers, especially going in...with the rehab numbers if it needs much fix up. 

Both of these options are costly and time consuming.  

@Will FraserIn my year+ of feverishly consuming podcasts, books, and forum posts on REI, I don't ever remember someone bringing up the possibility of a retainer.

If you have the funds to tie up the property and obtain the entitlements which can be very costly and time consuming that is something of value.

Consume and much as you want and start taking actions. 

I have worked with both Arbor Financial and Consumers credit union and had good experiences with both.

It's rare but you could reframe the opening but that's more expensive and time consuming.  

They absolutely "transfer", AKA survive a foreclosure sale if the lease is between the previous homeowner and a consumer tenant.

I think fewer units with more upside is the way to go... even if it takes a year to bring rents to market rate and turn over tenants.   

You definitely do get fewer leads for more time.I think that Driving for Dollars does give you leads that are more likely to sell though.