I also, and this is just me, think that if a property routinely rents to the first person who views it (and that person is super excited about what a good deal it is) it's underpriced.

Because states like to keep control over land in their jurisdiction, many states will only apply local LLC protections, and ignore those fancy WY or DE laws. 

I had a lady who would routinely get in fights with her boyfriend, and after he or she would damage doors by kicking them they'd expect me to fix it for free.

for mortgage or loan officers or neurologist it is a full time job so they better have fancy offices and be professional.

I invest in some of the less fancy places in multi-family buildings. 

Here is my routine: I introduce myself and my client, talk about weather.

So about 23k, plus you have to factor in vacancies, routine repairs and maintenance, repaining the place every 5 years or so, and any other expenses that come up, such as power and water expenses while showing a vacant house.I have three townhouses right now, two at 1% and one that i'm living in now that will be around 1.3%.

Nothing fancy, just plain white trim**

If you want to get really fancy there is what some of the big apartment buildings do.

I was talking to someone and they spent $400k on their fancy 2 story ADU.