, so while it is nice to be boots on the ground, it isn't always necessary as long as you are investing in quality properties (ie not low-tier C/D /distressed properties which really do require that you be hands-on) and have a team you trust.

The twist is that they are putting out a bunch of low ball offers to determine sellers' motivation.  

Occupancy has improved a lot since then. 5% actual with 5% economic might be more realistic for 2016. incremental rent growth after the property is stable is 2%I think we can safely assume a 3% growth rate going forward due to high demand and low supply (depends on your area). 

Our Vacancy across the state is really low, and in certain cities it's lower than state wide. 

They may never reach it or they may go over 50% take your pick.What will it cost to replace your roof in 25 years or what will your rent levels be at.

REO or HUD transactions ad another level of complexity and require their own paperwork, which is extra extensive and hard to understand if you lack the background. 

Wife has entry level job she's 28 and just got her MBA.

They have a philosophy of keeping the dues low and when something big comes up they typically have a special assessment.

New construction is a whole different level..Peter

@patrick philipWell, if there's no room to negotiate a low price to allow for rehab and then arv, what do you think?