@Duncan Lai A buddy filled a 3 family for an out of state owner with international college students renting per bed not per unit. 10 beds she takes $100 a month per bed she makes $1,000 a month on a property she does not own nor manage.

I had a bunch of people that wanted to come and stay for 3 months at a reduced rate (mostly international people working with the university) If that is an area you are willing to do there may be some money there.

You won't get your current agent to switch his operating model because agents just can't think outside the box and this guy has internalized $500/ hour but a new agent might consider the proposal since it would be incremental business and they are guaranteed to be paid for their time.

I use this calculation because many Investors don't really understand Internal Rates of Return (IRR) and how to use it.

There was a large presence of international students from rich families in China and Hong Kong, and wealthy internationals in general. 

I can't tell you the number of deals I blew up because there was something about the property that bothered me.My most recent experience was with a townhouse I found for an international client.

So, here it is, I love SFR, I have A LOT of SFR, over the course of the last two years, have been dipping into the Multi-Family space and now graduating to 100+ units - still buying lots of SFR (I just cannot contain myself :) ) 10 Reason(s) I love SFR:Higher RentsLess Turn-OverCan be more strategic with purchase location and typeMore of it available in the marketplaceLike the idea of a single home, single transaction, single & quick exit plan Financing Readily AvailableManagement System and Controls in Place (internal function)Construction is streamlined with all standard products in ALL SFR unitsTenant Responsible for Exterior & UtilitiesSimple, Simple, Simple and can be replicated easily/swiftlyAs I have been trying my hand at Multi-Family, it is similar but not the same and many will argue you gain more efficiency with Multi-Family but, you equally gain more challenges:Larger Common Expenses: Cleaning, Exterior Maintenance, More Placement, Common Area Utility CostPotentially higher turn-over (frequency of turnover)Same material buying power as lots of SFR (Construction side) In-Fighting amongst tenants (always a fun one)Larger Capital ExposureProgressing into this next phase, after slowly moving from 2-unit, 4-unit, 8-unit, 12-unit, 21-Unit, 36-Unit, 40- Unit - now to 100+ Units, all had own challenges - but the goal has always been the same, take something that's old, undervalued, do an awesome renovation, raise rents and replace existing tenants with higher quality teantns willing to pay a small premium to live in an updated unit as opposed to your typical run of the mill apartment (existing tenants  have the option to upgrade to the new premium units or exit) -My question for BP Community what amenities are important to you - adding the following, please feel free to contribute or comment:USB Outlets in all rooms (including bathroom)Tile Shower SurroundHard Surface CountersStainless Steel AppliancesNew Luxury Vinyl Tile Flooring High-End Glossy European Style Kitchen CabinetsLake View (Unobstructed 270 degrees) Updated Elevator Cars Fancy Modern Lobby with Coffee Station and Dry Cleaner Kiosk (drop-off and pick-up)New Kids playgroundNew Dedicated Dog Park (Real Dog Park)SmartHome HUB (Powered by Amazon Alexa)Electric Car Charging StationBike Station and In-Unit Bike RackPrivate and Secure Fenced in Parking8th Floor Rooftop Deck and Community Center featuring (Large Format TV's, Ping Pong, Billiards) - with Full Lake ViewOn-Site Coin Operated Laundry.............What would you be willing to a pay premium for?

First, if you are thinking about retirement I would definitely recommend looking into some international retirement programs.

Aline International in Mokena is a wholesaler to contractors, dealers, etc.?

@J ScottHi Scott,I'm an intern at a commercial liability insurance company in Wayne, PA (15 miles outside of Philadelphia) and they have a ton of real estate investor clients.