There is also a lot of risk.Should you want to just get a great property that performs, and don't want the headache of acquiring, rehabbing, placing and managing tenants, etc, then TK is a great way to go. 

I'm also curious if anyone has thoughts on how the tri-fold self-mailer might perform for marketing, as I've not really heard it discussed much.Thanks!

Time is money, we want to get our properties performing properly fast, usually this means spending a little more upfront. 

That 1 property in Birmingham has been in the bottom 5% of performers in our worst performer in our portfolio since year #1.

Well, IMO, if you truthfully and totally disclose your intentions and ability to perform (or lack thereof) UPFRONT, then it is ethical.4.  

This requirement is especially common if you're holding the property in an LLC, sole proprietor they just sue you directly.The security deposit becomes yours only after non performance of the lease in some regard.

ANY mechanical system that is less than 80% efficient is deemed worthless by today's standard.Now, you have to spend a TON of money for pretty much miserable deals.You have to skip trace, you have to buy a list, filter the list, have 3 numbers to track which mailer performs better, follow up, bla bla blafor what for a miserable 3% success rate?

@Praveen Cherian you want to buy performing or non performing?

Board members get sued for their idiotic decisions(see above lack of skills)....and those tend to go nowhere because they are indemnified from any causes as a result of their performance, except illegal acts.Most condo fails are due to expense control. 

Any repairs that the city requires you to perform must be done with a licensed contractor.Saying that, student housing can be quite profitable.