It makes the most sense with the economies of scale.

I just need a comprehensive plan. 1)Traditional savings methods such as Treasuries, saving accounts, term deposits don't offer good returns. 2) Fix/Flip don't have enough potential to reach my goals and its not passive. 3) I've researched companies like Prosper and Lending Club but their stats and no-collateral is discouraging. 4) I like the idea of owning a large multi-family complex debt free.

Looking for a hybrid approach, I guess, for the landlord who's not large enough to have everything in house.

The successful landlords that I've known with 30 or more cash flowing houses generally have houses that might be slightly rough in one way or another giving large returns because of low prices.

Owners work with contractors, management companies, vendors and the public at large; owning land allows you to bring people together to take ideas and create projects that result in everyone being happy.

My quad's come out to 64,000 a door for 850 to 950 a month in rent on my apartments.I don't look at it only from a cash flow perspective however.The area I have the buildings in is an A location prime for redevelopment down the road.Mike it sounds like your local market is competitive with investors and your margins are thin.On one hand it is good to be in a thriving market where demand is strong because usually supply is lower and the amount of rentals and new development for multifamily cannot meet demand.This helps rents grow at a rate that outpaces utility increases and inflation.The downside is it can make some investors overspend on a property because they feel good about the market.I looked for over 2 years before I bought something.I said many times those buyers were nuts.I tracked the properties and many investment properties after purchase just 1 to 2 years later went into foreclosure.They bought at such a price that it wasn't sustainable.I look for a 10 CAP or better on my purchases.The problem is if you someone who has only gotten 1 percent interest off of a CD or Treasuries or they have gotten beat up in the stock market.Those types of buyers jump up and down to get a 7% annual CAP return beating out your offers everyday of the week.By in large many buyers like this can be lazy.They only look in the MLS for listed properties.Value can be found marketing to sellers that are not on the market.They don't want to make public all of their problems ( I know it is common knowledge of default at some point but this is their mindset ).

Is there no room for one or do you prefer a large hole in the cabinets where it should go?

I also heard yesterday from a large reo lister that investor competition is dropping off.

We have already done several deals together but we are trying to do it on a bigger, on a more organized scale.

A number of improvements were made, including better fencing and security and some of the large, hard-to-rent units have been divided into smaller ones.