Outside of that, you have portfolio, private money and hard money loans that will not follow the same rules you are talking about above.My realm is conforming loans and I have used them for my properties because they are cheap and stable long term.

It was simply, cheap, and easy to do.  

A PM will never get it done as cheap as me, and could pay 80% more, and still be at "market cost."

So if the client gives me a set of books for the LLC and I can quickly and easily tie out the rental income, mortgage interest and property tax against the third party documentation for such and the asset basis (for first year client), then it's super quick and won't add much to the cost of the return.It's sorta like charging hourly (although I do have a minimum, even for a 20 minute tax return) - hand me something clean, and it's super cheap for you.  

On the other hand, a cheap one won't last, I'm sure of that.

That or they are staying at a crap hole that is ultra cheap and the landlord doesn't care.

Greedy RE investors figured old owners who bought their properties years ago has no idea what it's worth, want to buy it cheap, and flip it.Believe it or not, I got my first cold call this week, and I owned my property for 25 years.

The power and predicability of receiving payments like credit cards with (cheap) ACH-like fees makes it standout above the rest.

We give them a handful of documents along with the lease (i.e. a lead disclosure and what not) and also leave a "move in gift" which is mostly cleaning supplies, a cheap plunger and the like (hint, hint).

A Lecture for New Investors by Nancy NevilleOkay, I understand it.I’ve been there.You’re tired of working for somebody else.You want to be your own boss.You want to make money.Houses are still selling rather cheap, depending on the area, and you think, now is the time to become a Landlord!