Property taxes are not popular, but they are proven to be highly effective to reduce speculation.The third reason for the inflation of property values is extremely low interest rates.

Looking to get my third soon (offer in on a 4plex).  

I'd do the first, not the second and for the third-why did it increase so much? 

Third, the tenant stated to me last night she apologized her daughter getting home last as she suspected that her daughter was no sober and stayed away.

I use a third-party property management company that charges me 50% of the first month's rent for leasing, screening and placing a new tenant.

Third example of why single family is so different from commercial is because you could buy a single family next week, get a thirty year loan and the only time you interact with the lender is at or before the closing table.

Here's why:1 - The neighborhood you say is getting better, won't be the same after the school buys up the properties and expands the school...so forget that part of it.2 - If they started with 88 then raised it to 100, I would hold out until they reached 200...and they will if you are one of the last third of the properties left. 

By contributing our own capital, we are willing to take the risk and celebrate the same successes with our investors. 2.

As a personal owner you can effectively mitigate the risk with good insurance, but that comes at a cost (less cash flow) or by hiring a third party property manager to undertake some of the risks. 

I have recently become more of a fan of having a third party management company.