I spend a least 5K on every property after acquisition.

A very general rule of thumb is that if the tenant does something that causes the landlord to spend money, and the reason for the expense is due to more than standard wear and tear, the expense can be passed on to the tenant.

Maybe they really do spend only a few minutes on one particular house and collect a big paycheck.

You can spend 3k-5k on a good Operating/JV agreement.

Fractional lending works in reverse, for every $10.00 in lost reserves a financial entity must recall or spend down $100.00 in lent capital.

Many people either a) don't have a down payment or b) don't want to spend/invest into a house because of the uncertainty...which creates a perfect storm for Buy & Hold Investors & rents will steadily increase.All in all, I'm looking forward to several more deals coming down the pike, just missed out on 2 SFR but picked up another Duplex.

I didn't find a single abandoned/obviously distressed property but more importantly I realized that is not how i want to spend my time.I want to spend my time doing ABC:ALWAYS BE CLOSINGSo I need leads coming to me.Current ideas/strategies:-Posting craigslist ads, offering $ for the location of these houses(some upfront, or perhaps say $500 if I close the house) -awesome bc it's free-Posting in newspapers-Remnant time on the radio-Also bandit signs saying "buying houses for cash"and to take it further, billboards (I recall seeing one that said "I buy ugly homes" years ago, now it's very clear to me lol, that would require capital though.Share your best ideas especially ones you've had a lot of success in:

If the agent spends a good bit of time with you and you back out, you can expect that to influence his/her decision to want to deal with you in the future, especially if the properties they are marketing are popular and they have other buyers.

Down the rabbit hole: spending all day tracking down a property "owner"20 Calls later, with no less than 10 government agencies tacked on to the end, I end up with a final "I don't know what to tell you sir, we down own that property."

Next you either wholesale it which involves marketing, finding buyers, closing...all while trying to make a modest profit.Or you could rehab and resell it which involves properly setting your budget, knowing the market to determine exact repairs/finishes to make, lining up contractors, managing your budget, managing your contractors, managing your schedule to minimize your holding costs, finding an end buyer, with 100+ other tasks mixed in.Your comment about planning is dead on.