One thing i have read time and time again is that whatever you choose to do, do it consistently and for a long enough duration.  

With the trend for City living, you could do quite well if you choose wisely.Other than Naples (nod to @Mustafa Abdulali - predicted appreciation 40+% over the next 3 yrs) and the location of my summer home, I stick close to where I live.

If you want to do things on your own and choose, then that is fine.

My two cents are: look at as many properties as you can so you will recognize what is undervalued and overvalued and choose something that needs minor or moderate work (unless of course you're really handy already). 

Most landlords have no ability to raise rents once tenants are in, beyond what the board allows, nor can they ever get rid of them if they choose....outside of pulling their property from the rental market entirely.

They choose to participate in a program with special diet meals, and it may work well while they are eating those restrictive meals, but unless they consciously change their eating habits they are mostly likely going to gain weight again.

So get used to being friendless first, then it's easier to choose who you can bring in your circle. 

It may work a lot differently in large metropolitan markets but in our community, our reputation of integrity is vital.  

People who want less returns with less effort should choose stocks.

I am considering changing my application acceptance policy from first come, first served, to choosing the most qualified applicant and wanted some thoughts on this.1.