I've been wanting to "get in the game" for a while now, just to become a player and get my feet wet, so not really looking for gobs of cash flow immediately (although the property should be cash-flow positive right off the bat, right?).

Maybe one day I'll be looking to compete in the $40M resort style apartment complex space! 

I remember it vividly; I was staying in a small resort at a lake in southern Missouri when I found out that it was owned by regular people.

The Hawks have been around forever, and have had some solid players. but it wasn't until they hired Joel Quennville that they are now being talked about as a dynasty.

You need to network with brokers or work with people on the ground who have access to the players.  

Use paint as a last resort.

Looking for resort style community condo or SFR.

Seemed to me that rent level in the $900-$1000+ range could be the range that starts to tier tenant quality as I see $700-$800 level to be most common.I have noticed that there are a bunch of turn-key players that do extensive rehabs such as Birmingham Income Propertues and Spartan.  

Now we have some new rules, we also have the internet where players are not restricted to playing in the alley, now the are in the full light of day.

We try to use other means to bring tenants into compliance with the terms of the rental agreement before resorting to legal notices.