Banks are still holding inventory of foreclosures so I think it really hard to determine the near future in today's economy.Stick to the strategy....buy at a huge discount and make sure that a plan B rental will cover your costs.

Well, today I made my first 2 offers.

I mean, you have to actively get involved in day-to-day running of the PM business as a whole.I get your points, though.

Using 25% for vacancy, repairs, cap exp, and mgmt will eliminate the cash flow on most SFRs in today's Houston market.

It's FREE and a lot of people, including tenants searching for a home, come through this site to find what they're looking forScreen and select qualified tenantHost an open house personallyHave application forms ready with requirements, what's going to happen in the screening process, and the qualities you expect from your tenantsAvoid fair housing problemsLease-Up the tenantSet and collect the rentImplement day-to-day operationsHave a handyman you can trust and who will get the job done in a timely mannerGet things done in order to keep your business running smoothly (rent, taxes, mortgage, maintenance, etc.)Know how to renew leases AND how to deliver termination letters and deal with evictionIf they're a good tenant and you're a great landlord, your tenants will have no problem renewing a new lease period with youIf they're not a good tenant and start missing payments and etc use your current relationship with them to reason out a solution.

Louis today.......did a wholesale guru go through town up there lately?

The one @Joshua Dorkin and @Brandon Turnerjust did this week (themselves - no guest) was a list of 22-1/2 things we can do today!  

Your prayer was answered today, but will it continue to be answered.

I kind see what you mean about the multifamily values in your investing area.Example 14 unit building hit the market today.

today, we receive email from another tenant in building telling us she believes the problem tenant has moved out.