When I evaluate an asset class I look at how hard I will have to work versus what I get in return.I would rather have national commercial tenants with long leases and built in rental increases for 10% coc then deal with a park for 15% returns.At my age of 42 I value my time more than anything and quality of life over dealing with massive headaches to drive yield.

(Aesthetic or critical) could you do without?

It seems that this area is very competitive due to awesome school districts and great quality of life that it offers.

The quality and condition of the property are going to have a great influence.

I now tell our inspectors to Test for Lead in Paint or in Water ,Absestos in floors and Ceilings,Radon and mold we do standard Water quality tests from any place a human or pet might drink water from.

Put 1/4" board over everything with quality adhesive.

All of mine are 3 BR, 2Bath ranging in price from $90k-$120k.I have typically tried to stay away from anything below the $100k as I'm concerned about the quality of tenants.David, sent you a request as like to hear more about what/where you are getting your properties.

Quality and ethical only.

The quality of your deal and the temperature of the marketplace will dictate the size of your fee.If you are double-closing, your buyer will pay a higher price than you are paying your seller.

My partner and I are doing our first mailing this week.We're both new- never done it before.Gonna field the calls...stumble around a bit...and learn by doing.Our plan is to initially send 2500 postcards each month for the next 6 months- tweak message and list criteria based on response rate(quality and quantity).