Because quality is what determines your current and future NOI.

Look at buying a 9 plex and the owner is willing to do the following: 20% down, 25 year amoritization, 3 or 5 year balloon (I pick), 5% interest rates.

This is not to say I have not bought vacant as I have on several occasions but it has to be a strategic purpose (ie I have a contractor on area who will buy it from me and we have a ballpark price already determined).

As a (non-accountant) tax pro I pick up new clients each year from people who are switching.

I keep CapEx at 10% until I have the property Inspected to determine the current condition of all major components and appliances. 

Pick a solid B-Class suburban area.

Did either of you determine if KGK investments were legit? 

We just picked up a small Duplex in one of the best areas of Tampa.

She'd turn on the propane burner, and it didn't light, and fill the house with propane, or go for a walk outside, and there was a pond and built in pool (she couldnt' see well due to diabetes) When that started I put her in a senior living home 2 blocks away so I could pick her up and bring her over for the day, etc. 

Most lenders will use 3rd party appraisals to determine a value for a refinance.