If I rented a car the rental agency wouldn’t let me change the oil or repair a door or rotate the tires. same thing with houses.

I've been told there's less competition at 20 to 75 units because the hedge funds and such don't mess with the smaller deals.one huge advantage to bigger deals is they can support their own dedicated staff like a full time pm or maintenance man.if your goal is 300 and beyond, the honest answer is go for the big fish. 75+.

The desolate coast, the mountains of San Pedro Martir, the whales of Scammons Lagoon (Oro de Liebre), the hot springs of Guadalupe canyon and Puertocitos, the party atmosphere of San Felipe, the remote desert terrain, the missions, and the fishing and diving.I do not like the extortion, RE financing, difficulty obtaining reliable RE team.

Timber  Minerals  Oil  water rights  conservation easements  etc etc.

Water based vs Oil based. 

I would think if you've gotten a deal under contract and you're fishing out a deal that you didn't use the contractor that the investor uses, then maybe you'd have to go back and negotiate (I guess that's why its important to have a well established relationship with the investor and how he works eh?)?

I’d stay away from a large amount of Warren county for buy and hold, mostly septic and oil heat which would be a nightmare (oil heat is expensive and septic I wouldn’t trust with just any tenant).

My intention is to not initially increase the rent, make some improvements to the efficiency of their HVAC systems (go from ancient oil to high-efficiency gas) and, once I have the work done, increase the rent to compensate.

You can pull the ad but I don't advise it because many people are fishing and really won't show for your open house so you want all the best prospects in your funnel. 

I'd go with an oil based or shellac and use a respirator.