Also depends on what type of property/strategy you are aiming for.  10% ROI is not very hard to achieve in not so expensive cities and towns as turnkey, but you can get way more if you target distressed properties in terrible condition... really depends on what you are after and comfortable with.

So, overall the cost is not terrible that is less than $12/month for both to replace them when they break on average. 

I've had a terrible experience with a different GC on this property (stole money) which has hurt my confidence and really rattled my decision making ability.

Time will tell for the 1 to 4 space.I agree with you on the MF, the debt market for MF is terrible, so many banks NOT lending at all and if they do, they don't want to lend. 

For the cost of living and saving, it's terrible though. 

Even the tenants I've evicted, it is not that they didn't want to pay, they either just couldn't or were terrible at managing their finances.Have a late fee, a return check fee, and evict when you need to, but remember that your tenants are people too.

Not to mention, the added expense of flood insurance.Sure, single family homes aren't a terrible investment (I'm picking one up this month), but with the limited data I have, I don't think that's the best way to maximize your returns.

The grind was terrible and definitely impacted my health/relationships for a little over a year, but in the end it was worth it because I was able to move solely to real estate agent/investing work and I now have a lot of flexibility in my life.

It wasn't terribly expensive or time consuming because I was searching in one town of 150 suitable properties, but I am now looking to mail to 3500 properties across New Hampshire.

James:I worked in Ma for a few years, your winters aren't terribly cold ... it would be great weather for a heat pump.