BUT, I am confident that while the above covers MOST situations, in a country of 300 million + people there are locations where a 12% ROI exists for a car lot - though you may be giving up the “windfall” of a developer wanting and willing to pay a premium for your lot.  

Its good, didn't need a full remodel and tenant stays there 1 day a week because she travels for work.Now I am ready to pull my equity out, move onto the next project.

Being that you already have property management experience and feel confident in your ability to manage a single-family or multifamily property, it really comes down to your financial position.If you have a good amount of cash available to put a down payment towards the purchase of a property and maintain sufficient cash reserves (or if you have a partner you can work with who does), then there's nothing wrong starting off with a multifamily property. 

It can be a very good passive income even if I have to figure in my traveling cost against the 20%.

We always share if we are confident in the vendor.

Plus it would have to be a banger of a property for me to have that kind of confidence in it going the distance through all the market cycles, regulation changes, OTA market shifts etc at which point I may as well buy it.Which circles back to my original point- if I am not owning and benefiting from the appreciation, why should I absorb so much risk and upfront capital if instead I can find an underperforming property with potential, take a guaranteed return off the top and invest almost no money on my side? 

If you travel to another state, you can make a post, find a Subto member in that city and feel right at home.

I leave their house feeling confident we are all in agreement and the sale can move forward.

Even if you have to travel a couple of hours, you have a much better chance of finding someone.How to approach a mentorOnce you've found a likely candidate, it's time to reach out and ask.

And if my credit hadn't been good enough, they could have charged me twice that much.I had to have enough money to travel back and forth to interviews with the property manager, and the housing authority interviews, too.So, my point is that - you can be really picky, even if you agree to accept Section 8 tenants.But, if your property is the type of property where nobody in their right minds would rent it - unless they had absolutely no other options - then don't buy that property in the first place.If it's too late for the above, then try to be super picky.