The sweet spot that most investors like is C class properties in B areas.

It's like when Brandon Turner says on podcasts that he knows to buy on this side of the street but not that side of the street.....that knowledge comes from physically being in your playground.The thought of just picking a spot on the map and saying, "Yep, I'm going to invest here because the numbers say I should" without ever living there myself scares me. 

I’ve been blessed to pick up a lot of them for $5,000-$15,000 down.

You can always find another realtor who will happily make an offer for you, and that realtor will be the one to pick up the commission. 

If there is garbage on the street show it after trash day and PICK UP THE TRASH.

I use different LLC's for different asset classes (ie mobile homes, SFH, MFH) based upon risk, and ease of taxes

I recently found a deal in the midwest (area where C class apartments trade between 7.5% and 11% cap rate).16 units doing about 28k in NOI.

Once you pick an area, then you can focus on whether you want SFH or MF. 

Simply *calling* to inquire about a possible claim on a loss before filing goes into the system, and even if the amount is less than the deductible, it will be counted against you and your policy costs can be adjusted up.This information came for a "loss prevention and mitigation" class I attended with one of the major insurance carriers for investment properties.

A little sketchy for someone looking for class A, but I like Trinidad.