This is a 7-10yr horizon buy and hold strategy, with scope for unit upgrades to increase IRRs (but not greater rehab than that).As both my partner and I are out of state we need a reliable on the ground agent to work with over the long term.

For finding off-market properties you can try pulling out a list from reliable sites like Listsource.

- How difficult will be to find good and reliable property management for large apartments, 50-100 units or more?

He is reliable but the interest rate is still high.

He's reliable and does a great job.

Turn it to the left and you get lower rates/points/fees paired with far less reliability, more conservative appraising, an increased chance of that 11th hour denial, and possibly losing your earnest money deposit.

DMM is horrible.Yet, that is one person against 30 people that reliably claim that DMM is the best thing since caramel Pizza.The problem is that no one shows proof, no one shows results.

You make another good point by mentioning house hacking for 3 years, but in reference to my first comments, wouldn't I need a reliable source of income to prove to the bank that I'm able to pay the mortgage first?

It’s going to come down to risk/reward just like any other investment.. the safer bet neighborhoods, houses and tenants will usually deliver lower cash flow numbers but can provide you with strong, reliable tenants who might take better care of your property and have steadier and morereliable jobs and life situations.

@Ben Hudman I'm looking to find trustworthy and reliable contractors.