What service have you found to be most cost effective?

Im seeing very little in the way of cash flow properties but wanted to seewhat you all though about my inputs.Im making a few assumptions mainly looking at multifamily up to 4 units with 10% down (I know this is low but I've found banks that'll do that in my market for properties under 500k) then I account for maintenance/debt servicing from past experience (wondering if people have a better way that would take into account property age and condition for maintenance estimates), finally I set vacancy at 1 month a year (not sure if that is reasonable either). 

The others have had their host of issues (none roof-related from what I learned in conversations with them).It appears they used some sort of metal instead of the more common ice storm shields used today and they just didn’t use enough or it’s failing.

Having umbrella insurance or having an LLC for your property management services is a great business model to protect yourself.

I host one in Northern NJ and NYC.

@Terrez Jarrett welcome and be sure to check out https://www.kreia.com/default.aspx they host several meetings and opportunities for learning and networking. 

Breadth of knowledge and expertise in all areas of real estate investing (buy & hold, fix & flip, as well as usual realty services). 

@Raylan Willis and myself have been hosting a meetup in Buffalo once each month. 

Somewhere, somebody is going to need to be paid for a service.

And services have been cut to the bone.At some point we likely see bankruptcy (as predicted by the bonds), but even if we dont, its fair to say Illinois is not a growth state, and that costs for fees, and property taxes are likely headed up.So declining population, radical tenant friendly laws and high government costs all point to me as a place I would not want to invest.