And it's exactly that that is not being drummed into new investors (and many seasoned investors).There are too many gurus out there preaching to noobs that this is easy money, run the numbers and you can't lose, leverage leverage leverage, never use your own money*, debt is good because it's in an asset and not a car.But none of it revolves around the real world issues of actually being a landlord and what it entails.And it doesn't matter how good your cash reserves are when the market turns (which it will one day) if you are massively leveraged, which you will be.

When I hire a full-time hand I will probably go back to thumbtack just because of the ease of use, in order to drum up more business/jobs for the next hand.

How would your maximized profits go if they do try to drum up some charges and sue? 

I've seen a lot of opportunities in your area, but I really like the property manager and her team I have in place in Indiana and I've gotten together a pretty good list of who to see for what for future projects in that area.Here in Colorado it's tough....it's either outbidding asking prices on homes in the Denver metro area, wishing I could put together capital to purchase a $1.2 million empty 43 spot mobile home park with a TON of opportunity, or investing in areas where houses are selling for $3,000 - $5,000 more than they were 10 years ago (not a very good proposition).Strategy for the rest of the year is to close on two deals (I'm about 45 days away per the attorney) in Arizona, let things season, and see what I can drum up in Indiana or Ohio this Fall.

I see no response from you there.So you're looking in places where market forces mean that housing prices have outstripped rents for -- drum roll please -- sub-areas where the surrounding market forces are somehow suspended and don't apply to the sub-area (niche market) you're looking in, and therefore rents/purchase prices meet your (undisclosed) financial criteria.

@Kyle GrimmDay job...Two fold: I provide private music instruction; primarily drum students with a couple of guitar students.  

There's nothing wrong with people wanting to drum up new business, learn new things, find information that may be helpful.

Maybe you could pre-qual him and line him up with one of the 6 off market 2-4 units you drum up per year, that seems like an easy solution and an easy sale for you. 

I'd stand in the middle of the float in a Santa suit with a police megaphone and have four big old boys in elf costumes pounding the crap out of bass drums on the corners.

It kept pounding the drum of covid-19 and job loss, as if it's just that a-b, covid-19 caused job loss and people have no money.