@Matthew Paul - spoke to the Wife and she is not comfortable with keeping our house as a rental. she strictly thinks the new tenants will beat it up and leave it in a state where we'd have to sink money into it to fix it up before selling. also, if we hold it for a number of years, she is fearful that it will be "out of date" and we'll need to sink money into it to remodel it as well.i am more of a risk taker than her and do not agree but we have to come to a consensus.we also would likely need the profit of the current home to move into the next home - for a down payment.creative options/ideas?

I also ask this based on the end investor, how much meat do you leave on the bone for them, as far as the equity between fair market value and agreed purchase of the note?

I agree with @Hank Keller on this one. 

I'm on the other side of the country, but I've seen anywhere from 5.50% to 6.25% with 20%-25% down for 5+ units.

Tyson I agree with you, I’m expecting 8-12% plus points for a HML, at least for the first 2-3 deals I do.

@Frank Wong, I agree, investment strategies are very tailored for each individual investor.

@Cornelius Garland Completely Agree on your comments.  

Locals (the wannabe investor-types) keep telling me there's no deals -- I keep asking them why people are coming from all over the country to snap up our deals!! 

Brad had some great ideas on locations that I agree with. 

I agree with Darrin.