What I have found in the last few years is this:They find the property, renovate it according to SOW, put a price on it at which the property appraises, I get it financed 20/80 and they then manage it for me in perpetuity.Since I started that strategy I never missed a rent payment, (except during turnover) and got the full appreciation of each property.

For example, setup autopay so you never miss payments.

Then add the wasted time and possible missed opportunities and yeah, I fully agree.

The rest of the year is much more hit and miss.

When asking for explanations, some of these appraisers seem to make things up out of thin air to justify their low appraisal, and others just don't seem to understand real estate very well.A lot of appraisers have confirmation bias and will never admit they're wrong or missed something.

Please let me know if I missed anything here. 

If you notice the missing units at the day of closing, then the seller is most likely a big concern.  

What if they missed something?

Well reading through everything the 'one missed payment' is a bit misleading.

Investment Info:

Small multi-family (2-4 units) buy & hold investment in Portland.

Purchase price: $550,000

Cash invested: $27,500

Bought this new construction duplex to operate as a house-hack S...