However with MTM lease, you can also change things as needed with notice...most places 30 days....so for example if tenants don't want to pay under Covid ...maybe you could raise the rent enough to encourage them to move along. 

First off, if you want to be an active investor, I would encourage you to follow the large private equity based SFR operators and not fall for the trap of C & D-class properties that “cash-flow” well.

I wasn’t trying to stir the pot, just venting and looking maybe for a word of encouragement or two, but I also know that I have to pick myself up and turn the other cheek to all the haters and keep going.

@Suzanne Player As an investor I encourage you to consider your market and the competition.

I was invited to webinars, received VIP passes to join their events, and BOOM they tired to encourage me to pay to join their company, as well as selling their programs to others.Exactly what they offer me, I get the same information here at BP, and don't have to pay thousand of $$$ for it.

This is definitely an encouraging sign.

@Brandon Sturgill Thank you and I appreciate the encouragement!

I appreciate the link, and I'm encouraged to know that others are having success is some of the areas I've been looking!

I would encourage you to take that next step into multi-family.  

Incredibly low taxes, which could encourage more Americans to move there, but we're far away from that happening in any major fashion.Seattle/ Phoenix both seem to be strong contenders, but extreme weather could hamper these cities' growth.What do you think will be the best place to invest for the next 30 years?