Do the inspection, communicate with the tenants, treat the unit and monitor regularly!

It also regularly puts out deals at that are typically low 65% LTV, high 10%+ skin in the game/co-investment etc.They market under 506B so are prohibited from posting publicly on the Internet and instead function by referrals.

The program is full of red tape, but it's worth it because the regular rates are lower than market rates & you can buy the rates down quite a bit. 

But the B class duplex properties in my area (Springfield MO) are priced so they don't cash flow before they're paid off. in other words I have to cover $300-600/month for about 5 years (on a $250K+ properties).The reason I can pay off in 5 years is I have ability to pay large amounts against principal every month (from my regular job income), but I only have 82K for a down payment.Once it's paid off, the property would produce almost 1000$ net cash flow.Are these good numbers or do I need to do things differently?

A regular for us across the Midwest and in certain southern states. 

I have regular bank accounts, credit union and retirement accounts but know there is better options than just savings. 

Start analyzing deals regularly, even if you’re not ready to buy yet. 

Then keep in touch with that person on a regular basis by using a 'tickler' file. 

Always looking to learn from people who see this stuff regularly.

A part of this as an REI is ensuring you have crystal clear financials down to the property level, actually reviewing them regularly, and using them to make better decisions.