My advice to all PM's ... 1) get errors and omissions insurance; you may need it, 2) don't be lazy about your job.

Test #3 is commonly used.

You are interested in investing in duplexes to 4-plexes in the Midwest with light value-add opportunity to refinance out equity in a short time and go shopping again and what markets to do this.You also asked which strategy works to scale your portfolio well for beginning investors and we also recommend the Buy, Rehab, Rent, Refinance, and Repeat method.First, I think stacking duplexes is the way to go as you should always have a rent check coming in and they are found on the market more commonly than triplexes or 4-plexes.

If one does put rent in escrow you will probably loose that case as it's illegal in all jurisdictions that I know to force a tenant to pay for a common utility. - Worst option.Bonus optionYou sell the property & only purchase a property with individual utilities going forward.

You’re asking the right question, and you’re also bumping into a very common misconception early on.Creative financing isn’t something you do instead of capital.

Most renters paying around $2,000 per month expect a forced-air system rather than electric baseboard heat, particularly in a three-bedroom unit.Only 1 bathroom makes the unit far less marketable for a young professional roommate situation which is a common tenant in this area.Parking appears to be readily available, so I would not recommend charging an additional fee for it.

I've seen a lot of posts similar to this about where to find the money and the most common response I've read is "keep saving."  

I've even seen sizable real estate portfolios wiped out from a single catastrophic liability lawsuit (e.g. wrongful death suit due to toxic mold exposure).Fortunately, there are some relative simply steps that real estate investors can take to drastically mitigate these risks, most commonly by use of LLCs or other business entities to silo off real estate investments from both your personal assets and from other real estate.

Common buyer requests include:Repair creditsPrice adjustmentsInterest-rate buy-downsSellers who accommodate reasonable requests are generally seeing smoother transactions.What This Means for BuyersGreater negotiating powerIncreased opportunity for value-add acquisitionsMore time for inspection and underwritingThis environment favors buyers focused on long-term value rather than short-term appreciation.What This Means for SellersPricing accuracy is criticalPreparation and condition matter more than everOverpricing leads to stagnation rather than leverageSellers who align with market realities continue to succeed.Investor OutlookThis is a fundamentals-driven market:Forced equity through renovation mattersCash-flow assumptions must remain conservativeEntry basis is more important than timingInvestors focused on disciplined underwriting and value creation are well-positioned heading into 2026.Final TakeawayThe Coachella Valley single-family market remains stable, rational, and opportunity-driven.

We have seen others set up a tenant in common (TIC) structure side by side with the GP/LP structure.