What’s a better sales tactic for properties that you have not talked to the decision maker and you are submitting an offer (ie direct mail/ call)… is it better to assume all the units needs rehab and offer a lower dollar amount off the bat OR not include the rehab cost in your higher offer just to get intrigue from the seller then negotiate the rehab cost and lower the offer later?

It's helps that my pm is a licensed general contractor so I give him a dollar amount and tell him not to bother me unless a repair is above this amount and if under even a dollar just get it done send me the bill.Note: I have not owned a rental before this is only my plans after I close next month so I can't speak for anyone but my ambition.

Some owners are looking for top dollar and being cashed out, but there are some that will attach to a story and a person with integrity, if it also still benefits them in some way.

The Days on Market (DOM) figure for single-family homes fell from 51 to 26;Total property sales rose 9.2 percent with 12,036 units sold;Total dollar volume increased 26.7 percent to $4.3 billion;The single-family average price increased 14.0 percent to $380,233; The single-family median price rose 15.2 percent to $310,000; Single-family homes months of inventory registered a 1.9-months supply, down from 2.6 months year-over-year and below the national inventory of 2.6 months;On a year-to-date basis, single-family homes sales are running 17.4 percent ahead of 2020’s record pace.Townhome/condominium sales jumped 27.1 percent with the average price up 9.5 percent to $237,473 and the median price up 14.3 percent to $200,000;Single-family home rentals fell 10.2 percent with the average rent up 9.6 percent to $2,153; Townhome/condominium leases rose 1.8 percent with the average rent up 6.9 percent to $1,765.Source HAR

Each unit is a two bedroom 1 bath and they rent for $600 dollars a month.

A good one will pay for him/herself by getting you top dollar for your property. 

That is different than a restaurant raising prices 10% to pay cooks a couple dollars more an hour.

I’ve been looking for duplex/multi family house as my first purchase to house hack, but everything is over a million dollars!

I think it also boils down to personal risk tolerance, I personally want to be able to access those funds ASAP when opportunities arise and know that it's going to be ~the same dollar amount.

These types of jobs can cost 10s of thousands of dollars.