Allowing pets would help too.One common mistake I see is using only the active listings for comps.

That doesn’t mean I avoided uncomfortable situations, or didn’t have hard decisions to make, or didn’t make some small financial errors.

Look at what it costs to buy compared to what properties rent for, how taxes and insurance impact cash flow, and whether deals tend to lean more toward appreciation or steady income.It’s also worth paying attention to the types of properties that are common in each area.

I’m curious how common each approach is.It makes no sense to me to start with a strategy and apply it to a market/deal. 

It’s very common for investors to later refinance multiple properties into a single portfolio loan once cash flow is stabilized and the portfolio has a track record.A true portfolio loan can absolutely include properties that aren’t adjacent — even across different states — but lenders usually look for:Strong, stabilized cash flow across the entire portfolioCross-collateralization (the properties secure each other)Consistent DSCR and operating historyFewer, higher-quality assets versus a large scattered poolSome banks and private portfolio lenders will do this, but it’s more relationship-driven and less cookie-cutter than one-loan-per-property.The tradeoff I usually explain to investors:Portfolio loan: one payment, flexibility, cleaner balance sheet — but cross-default riskIndividual loans: more admin, but easier to sell or refinance properties one at a timeMost experienced investors I work with use individual loans early on and consolidate later when scale and stability justify it.Happy to answer questions from the lending side if helpful.

As doors increase, most owners shift to a single intake method for maintenance, even if everything else still feels informal.What people often move toward:Tenants send maintenance through a portal or dedicated email, not personal textsEach request creates a trackable work order with photos, timestamps, and notesVendor updates and invoices stay tied to that same threadThis setup solves the common breakdowns: missed messages, no paper trail, and forgotten follow-ups.Many small landlords make the switch around 5–10 units — not just from volume, but because memory stops being a reliable system and disputes get more costly. 

It's case by case, unlike those generic estimates of potential savings that you're talking about.Read this post, it should be helpful: https://www.biggerpockets.com/forums/51/topics/1075919-five-common-myths-of-cost-segregation-and-100-bonus-depreciation

These improvements can range from cosmetic upgrades, such as new flooring and appliances, to more significant renovations, like roof repairs, plumbing upgrades, or common area enhancements.Value-add multifamily properties typically have the potential to provide significant returns, as investors can purchase them below market value and increase rental income by making improvements that attract higher-paying tenants.

A common scenario is that the wholesaler poses as an end buyer, so that the seller thinks the wholesaler is going to buy the property but has no intention.

The old owner didn't take care of the property and some of the common areas need some deep cleaning and ventilation.