I suppose here is a good time to ask you all, the “more expert than me-s” in the thread: on a scale of “5% return standard deviation bond market” to “15% return standard deviation stock market”, where would you put the unleveraged, post expense rental income of a well managed (aye, there’s the rub) SFH portfolio?

I've proved my case so many times I've lost track.... but some people just have to be "right" to feel good about themselves, and I've already made that concession.The flaw in @John Nachtigall 's  argument is he ***-u-me-s that this is for everyone.

Florida specific, and aome other areas----Perhaps an over looked dinstinction:  I, as an agent (or a non agent) can pay a referral fee for a Lead, but it can Not be dependent upon whether a sales transaction occurs.  

I had an AO smith with long warranty,   It died at near year 10.  

@Douglas VogelListsource is the best place in my opinion to get AO lists.

View reportJust got an AOS on the attached property.

But for my local market I am bullish, so we continue to grow our rental protfolio, maybe I can still get a few more AO's before the spring market hits us. 

Luckily my and my JV partners money was in an IRA and he refused to provide a PSA or AOM for them, since he did not own them, so they never funded it.

Milwaukee is hyper-competitive, next months numbers will probably be 103% sold to list ratio, we estimate about 5 or 6 buyers for every seller and it will only get worse IF rates come down.Just got an AO yesterday with a builder on a spec, 90 days out, some custom finished, LVP instead of carpet, we offered 7k EM and they countered with 6k non-refundable because of the customization.

So like I stated before choosing an AO to invest in is all about your knowing your goals, capabilities, needs!