I highly recommend you purchase "Every Landlord's Legal Guide - California Edition" by NOLO.

the issue right now is that with both prices and rates high, it is very, very tough to have cash flow unless you're employing some kind of creative and/or hands-on and/or value-add strategy, or combination of strategies. 

All these things I am telling you not to do, are hard, expensive, time-consuming and they anger and upset people, not to mention that a lot of those tactics are becoming illegal.I am here to tell you, show you and prove to you that you do not have to nor should you do these things.My wholesale deals trump most of y'alls elaborate high-risk flipping profits, while:I don't low-ball anyone,I don't lie to anyone,I don't trick anyone,I don't spend a cent on marketingI don't lift a finger on marketing.I don't chase anyone.I simply tell them exactly what I am going to do, 100% transparency.Now here is some actual concrete proof: ($128,816.06) for one wholesale deal.I am not selling you anything.

(note: for trends/growth I'm looking post COVID due to it's impact)1) What percentage of submarket (SM) rents vs Dallas avg?

Its about 1150 sq. ft per unit with 9 foot high ceilings.

I've had a great interest in real estate since my high school days in NYC, and it all started with the love that I have for reading different types of business books.

The ROI is crazy high as we bought at $203,450 now it is worth around $400,000.

Most YIMBY have no properties that can be impacted.  

In addition, 5% to 8% each for maintenance and cap ex would be way too low in virtually every market but possibly not in high rent San Francisco.  

Structure acquisitions properly - low leverage fixed rate debt and ample cash reserves.