i just bought a 14 unit building and the numbers are excellent!!

I do think you made an excellent point, Will, when you stated that most new investors don't have a large enough buyers list.

If you have good cash flow and buy to hold it doesn’t matter if we are at the bottom or not.I remember that meeting with Steve Bottfeld, he did an excellent presentation.

Communication and excellent tenant relations are fundamental!

So I didn't need to use it.The rehab work they provide is excellent.

I try to sift through deals using the 50% rule and then take a closer look if they pass that test.Before I end this long post, does anyone know where I can get data (free or pay) that is historical and for rent, property prices, and vacancy rates ready to download in excel?

There are excellent opportunities for cash flow realized from rental income utilizing factory built housing if you can wrap your mind around locating that type of housing in areas where there is demand and also take advantage of special financing such as lease/purchase that offer better tax advantages on newly constructed housing units vs. older units in need of rehab.

The "PV" function in Excel.

I know people who have had disputes over ebay but if you're very clear and have everything written down and clear on what you're buying it seems like an excellent route to me.

Jason has provided excellent info and suggestions.