You will also likely find that a “manager to enforce” will never be as respected or ‘intimidating’ per se as the landlord themselves and the threat of eviction for not following the said rules.

It might be a good bench mark for me to know whats realistic Sorry I haven't been on here in a while nor answered your question.Well in my market rentals go for $160-300k/ unit depending on the submarket and if it's a newer build, value-add or rehab.So it's very difficult to say and it depends on your own personal finances.But for buy and hold I've purchased 22 units in 2016, 6 units in 2017, and a few in 2018 and 12 u in 2019 Some were local Los Angeles County and some are in SE Florida.I also sold several properties in LA last year, some were hybrid hold/flips and more development deals...Also asking how many units could be completely different in a market like OKC or Utah where you can likely get units cheaper, OR the market might not have larger apartments, unless it's in a larger metro like Salt Lake.. so it really depends. 

This Project is in Washington DC SE on H St.   

This Project is in Washington DC SE on H St.   

HIGH-LEVEL ACTION ITEMS:NEED TO CLOSE THIS NEXT WEEK- Exterior Brickwork is needed- about $100k - $115k in rehab- 400k ARV
3 Bed
1 Bath
1,536 Sq Ft.
Year Built: 1947- The owner wants $185k but I can probabl...

I still have ceilings to keep an eye on, but the walls are "clean".In SE PA, the majority of the housing stock was built in the "Lead Paint Era". 

SE is still turning but you can still find some great spots.

He’s not out of the game per se. if you find a deal that works for go for it.

There is no freedom per se in real estate .. not owning rentals not owning a real estate brokerage not being a mortgage broker not being a home builder not being a syndicator.. etc etc.. all it is trading one JOB for another.. and for those that have never been self employeed I can see how that not having to answer to a company or boss is FREEDOM to them.. 

My apartment is located in SE off of MLK in D.C. a building just went up for sale last week that's connected to my building I think the address was 333 parkland pl SE for 530k.