Kind of interesting looking at a larger scope of properties.For those not aware, MRIS, the MLS system in DC/MD/VA, which was already the largest MLS in the country, combined with about 10 other MLS systems to create an even larger MLS system.

I know one of the largest multi family builders on the east coast went under on that business plan due to the economy.

Memphis Invest is such a company and probably the largest in the country. 

The public voted in favor of the amendment by almost four to one.That's why, in Arizona, many transactions (especially residential ones), do NOT have a lawyer involved.It boggles my mind that someone will make what might be the largest purchase they've ever made in their life without having a lawyer look things over. 99% of the time things work out fine, but that 1% of the time is when I usually get the call (and it might be too late by then) ...

The higher end market just has less customers.I really work hard to minimize vacancy, because I have found it is my largest expense. 

Know your comps and visit them to not only ask what they charge but also to get a feel for the quality of the units, renovation level, curb appeal, functional obsolescence, etc.  

BiggerPockets has calculators that you can use to input the project financials and create a one-page PDF report to market your properties to potential investors.There are other paid services that provide similar functionality, but it's hard to say without knowing your investment strategy...

I keep hearing bits and pieces about a rental strategy that is best called "Renting to the Disabled by the Room for Above Market Rent" that goes something like this: (1) Buy a house with as many legal bedrooms as you can that still has a decent sized common area, (2) rent it out to the relatively high functioning disabled crowd, (3) via some [unnamed] Government program the State pays above market rents for each of the tenets. (4) Send a house keeper 1-2 times per week to ensure the place stays clean and otherwise make sure there are no issues.The up side is: you get above market rent with a much higher than average tenant count.

The windows are the double string windows and the frames are a bit gross but are about 95% functional.

They won't lend if the property doesn't have a functioning sewer system.