That's the current day model IMO.Hope that was't too much of a wet blanket there!

@David Zinn, let me try to explain my model a little more. 

I specifically seek this model of operation....and it works.It's a good feeling to hit the ground running with partial income received when closing is after the 1st of month and security deposits handed over at the closing, rather than spending a month or more looking for a new tenant.In this model I have only had to evict one tenant so far and will continue to pursue my goal of other property additions with this model of acquiring the property with a tenant.I drive my RE agent crazy with it, but, will not change.Good luck with your search and decision either way.

Your question is a very insightful one.I recommend you check out the Business Model Generator book and associated canvas at http://www.co2partners.com/blog/2011/01/business-m...The book and canvas go through the various elements in a business and I believe there is  applicability to what you want to do. 

We had a similar situation recently and ended up doing a hybrid model where the investor gets paid interest on his loan (but at a low rate, in our case 5%) but he also gets 25% of the entity, which means he gets 25% of any cash flow left after we service his loan payments (so his effective return could be between 6 or 7% for example on a property that has a 10% cap rate) and he gets 25% of the equity when we sell (or refi and buy more properties in the same entity), which is interesting for him as well because we typically buy properties significantly below market, and where there is potential for appreciation.

What type of business model are you thinking about putting into action?

Opening the building I find an older model car as well as a bunch of boxes of property.

I've also gotten a couple great emails from bp.com giving me information on how utilize this site and some great articles for aspiring investors. 

(hopefully my property management company would follow @Chris Clothier's model of building great relationships to hedge me against this risk.What else could go wrong?

Rates to up, SFH purchases go down, rentals increase.Run your model and 60, 70, and 80% vacancies.