Sometimes I end up putting $1,000 into the property which makes the ROI numbers very funky and in the 4 digit range.

Been personally looking at 4 units and under 12% keeps me on the sidelines....lots of single digit stuff sitting around cuz I get 30% on sfr, even seen them in Wickliffe.

Are you required to put up security cameras and an alarm system at every rental?

Some counties have this online, some require you to go down to the courthouse and dig it out.

War zones and buildings that are 100+ years old have very high risk and you can find them at double digit cap rates.

. , thanks for the encouragement; I'm sure you're right considering you are taking on something far more management intensive remotely.Joel Owens - I've been seeing so little in the way of inventory for multi-family (at least in the areas that I would be comfortable with), and the cap rates have been dwindling down to single digits.

This was in light of a discussion I had regarding a "high tech" keypad lock and cameras a tenant wanted installed in a rougher neighborhood. 

When a seller offers their house for sale using the auction method of marketing, you just never know what they will accept to get that monkey off their back.I would suggest:Attend real estate auctions every day, foreclosures and and owner ordered salesSit in Rent Court 2 hours a week to listen to the cases, talk to owners after their case is heard and the judge finds against them and puts the rent into escrow.....talk about motivation.......yep it's thereSit in Housing Court, do the same as above; housing court is where owner are summons to due to failure to abate a violationFarm - walk around neighborhoods with a clip board in hand and a camera around your neck, look important.

I promise I know how to use a camera.)

. $50k + training fee and wait an average of 3 to 5 years to get to the double digit return.