For those of us who "care" about how healthy a home is to live in, how efficient it is AND what impact it has on the environment, you bring essential knowledge to BP.I'm in the East Bay, interested in investing in Oakland & SF.

With the current job environment, you'll probably want to be able to move to another town if necessary - which affects the strategy to choose.You might try bird-dogging.

Yes I am in total favor of paying for their factories to pollute the environment less so that they can continue to take jobs away from our economy.

Unfortunately in todays lending environment, there's not much there to leverage. 75% LTV is about as high as anyone will go on investment property, and that's for Fannie Mae type loans on conforming properties. 70% is about the max when you get into commercial loans.Have you spoken with any local banks in the areas where you want to invest?

An inexpensive home can be safe and secure, it may need paint, carpeting might be worn but there is no excuse in owning a fire hazard or an unhealthy environment and preying on the poorer of those in any community. :)

And since we are in a very good earning environment the write off's are helping with my write on's and I get out of the rental business !

But we have a very strong health care industry and educational environment for the population.

I don't think Bryan meant to say 5% vacancy is the target to shoot for, you want 100% occupied, but that no more than 5% vacancy over time would be very acceptable, since you will have down time for all units.I don't see that a neighboring property managed by a PM is a bad thing, depends on the PM and the property, just look around as to the rental environment for the subject property.A well diversified economy in the area is best since one large company towns can kill you if they shut down.I have always preferred to stay a shade under market, not getting greedy, in the long run, it keeps units rented...so long as it doesn't eat any hay.

If you want to flip you need to determine who your end buyer will be. in this environment and in lower priced homes i require a strong rental market and this usually means the only end buyer will be another buy and hold investor.

He has constructed a great environment to thrive in.