During the last three years renting, we have a good relationship.

What’s nice is you can still pick up properties in the $120–180K range that hit the 1% rule and cash flow from day one, and with your 450K you could easily diversify into three or four cash-flowing deals here instead of putting all your eggs in one basket.

Quote from @Mohammad Murad: I am almost at the edge of two accepted offers, a fourplex (consisting of three 1 bd and 1 two bd apartments) and a duplex (two three-bedroom apartments).

From what I’ve seen across Texas markets, the best property managers bring three things:Clear Communication — monthly reporting and fast responses when issues come up.Tenant Quality — strong screening upfront is worth more than great marketing.Investor Mindset — not just keeping units full, but thinking about NOI, long-term maintenance, and how to position a property for refi or sale down the road. 

It was three different variations of just asking this simple question.I think it was about a 75% reply rate of saying "STOP"or "Not Interested".Now what's the major problem here with this whole situation?

If I could go back and have Sherman set the Wayback Machine for 5 years ago, I certainly thought I would be in a different position than we are right now, so a balloon for a small investor is a bit of a concern (just three decades of banking and watching balloons bite people).

After three properties, you can consider creating a holding LLC that controls all the individual LLCs for another layer of asset protection.There are several markets in Michigan that would allow you to do this. 

Zombie Foreclosure report shows 1,390,000 U.S. homes are available, so go buy one - there is plenty of inventoryATTOM's Q3 2025 Vacant Property and Zombie Foreclosure report shows 1,390,000  U.S. homes, or 1.3%, are currently vacant — a rate that has stayed consistent for more than three years despite high housing demand.Seven of the states in ATTOM's top 10 are judicial foreclosure states, which means there's a long process that banks have to go through within the judicial system in order to foreclose on a property, which can cause a backlog of pending foreclosures in the system, said Tina Tamboer, senior housing analyst for The Cromford Report.Indeed, the number of foreclosures today are a tiny fraction of what happened during the Great RecessionToday, most of the foreclosures are investors who bought homes in 2022 and don't have enough equity in the properties, Tamboer said. 

My investing covers all of my expenses and was sufficient to add $2.5M to my net worth over the last 12 months.

It would give you greater risk protection if that is something that you were interested in, but otherwise filing on Sch E is sufficient for now.