The response rate you achieved is impressive.

Do the units have in suite laundry,off street parking,dedicated parking space for each tenant,separate storage units,lake or skyline views,clubhouse,pool,workout room,concierge service,utilities included etc.You have to make sure the landlord is not giving rent credits for first month or waiving security deposits which will lower your actually monthly rent numbers.Rents could be fixing to drop for the area and the tenants lease terms are fixing to end.Then after you buy they come to you wanting lower rent or they leave.When foreclosures or short sales happen around the area the new owners that buy for cash or a loan loan amount after down payment can achieve the same or better cash flow with the lower basis.This results in them leasing for below market to retain tenants or fill up fast and puts downward pressure on average rents for the area.

Managing the properties myself was always a "defensive" position that protected my bottom line and allowed me to achieve rapid growth with control.

Institutional lenders can be evolved in the process, but other techniques and methods are necessary to achieve 100% financing in this market.

Could you sell and buy in a better area (perhaps closer to where you are now) and achieve better returns?

Raquel Barela Sounds like a great plan, and it sounds like you are well on you way to achieving it.

Aubrey Putney What exactly are you wanting to achieve?

Of course attention to detail is the key, so all electrical/plumbing/hvac/and etc penetrations will get spray foamed.The walls will get a flash coat of foam insulation, then R-13 bats to complete before the drywall.Your goals may not be the same as ours, EnergyStar rating, and HERS rating around 80-90, but that is the process we go through to achieve our ratings.PM if you have any more questions.

Good to know people that nice can achieve that kind of success.

Ultimately, I will invest in whatever location(s) allow me to achieve my goals most efficiently.