He's making 4% on a passive instrument and has given up the hassles of active ownership.Note  buying is a popular exercise because it's a passive way to still invest in real estate for the long term backed by a real estate asset.  

But work on and practice your pitch and value proposition.

@John Horner I'm hoping that my phone starts ringing more and more so I can get more practice!

I'm a license real estate agent focusing in investors; not only do I want to help look for properties but also joint venture. i have a background in construction; my dad was a contractor so I was practically raised flipping properties.

@Justin Godlewski Yes, get comfortable disappointing the list price; one cannot loose money on a deal to be successful.Ignore the list price and offer what you think it is worth, this takes practice.  

But it is still good to go through the exercise of the analysis.  

Local practices differ, but there's usually more than one accepted way to measure square footage.  

Not having W/D hookups in the units reduces their attraction to new tenants, but there is no practical way to add such.

If you do not hang your license under a broker, you will still be technically licensed, but not legally allowed to practice real estate — including having access to your local MLS, regardless if you're full-time or part-time.

If a washer and dryer are included in the lease, then the landlord is in default and the tenant can exercise whatever remedies are provided by the laws of that state.