First off cash on cash is simply, how much money, your money makes every year.

Mike Miller It's simply that cash can be given very quickly.

They are essentially reimbursing you for the 15 years you still had left on those shingles...to try to put it simply...

In the current environment the renewals each year with a minimal increase have been a win -win for the landlord and tenant.  

With that being said, this can also be a very competitive market because of the number of people moving here and the fact that we keep winning all of these "best city" awards. 

In my experience, it's difficult to tell what the turnover will be simply by comparing the number of units.

Also I manage my properties myself and to be honest in two years of managing them i think Ive recieved two calls, nothing that i couldnt simply Google or call my Realtor about and ask for a referral.

Once you select the tenant you simply take the paperwork to the section 8 office and they will schedule inspection etc.

@Douglas Snook  how does title work in your state.. do you use title companies or is it attorney driven and you have to hire an abstractor to run title.. or can you simply call your title company like we do and in 2 minutes you have a TRIO showing last recorded deed and mortgage e mailed to you.We are seriously spoiled here on Left coast when it comes to instant and free information on properties. 

And would one recommend hard money over a private lender for fix and flips, or does it simply depend on interest rates?