Once set up, it handled the basics well, but like any system, there are trade-offs depending on your priorities.

At the very least you'll need typically:- demo guys- electrcian- plumber- carpenter- floor guy- roofer- tile guy if you have to- drywall crew- paint crew- landscaper- tree guy- concrete/asphaltIf your contractor marks up everuy trade by 5k thats 60k in markups.A typical flip takes about 500 to 700 man hours.

The trade-off seems to be more tenant turnover and property management headaches.If you’re looking for buy/hold, some people lean toward “middle-market” neighborhoods, less cash flow on paper, but steadier tenants and less wear/tear.

I know there are different options like lawyer-approved leases from trade associations, property management software like TurboTenant, and legal document software like Nolo and DocDraft.

My background is in the trades and my wife is a designer, and we know our market extremely well and have a lot of connections so we have an unfair advantage over someone just getting started with no applicable skills or knowledge or connections.

This would give you access to long term fixed rate debt financing options, make it easier to self manage and allow you to more easily sell if you find real estate investing is not for you.Secondly, a positive cash flow of $24K annually from 18 units seems like a very low return given the prices larger multifamily properties (10+ units) are currently trading for in Snohomish County. 

I just finished a CCIM-style breakdown of a 10-unit multifamily near Myrtle Beach that recently traded.

I just finished a CCIM-style breakdown of a 10-unit multifamily near Myrtle Beach that recently traded.

Creative financing and other loans allow me to start early and are much more flexible (but with trade-offs like higher interest rate, etc.).

In the meantime, practice underwriting deals daily — know your rents, taxes, and real expenses so you can spot true cash flow.Network with local banks, agents, and investors; a lot of deals here trade off-market once people trust you’re serious.