@CJ M. yes I would buy a deal that cash-flows a couple hundred a month if it was a value-add deal where I could force appreciation and capture some equity and/or there was a reasonable expectation of market appreciation (ie property and/or rents).

I can get well over a 20% equity capture on a BRRR, but I need much more than $60k and it's not cashflow per se.I'd rather save $1k-$5k per month doing high value tasks myself between naps than shoot for the moon on the risk meter. 

Therefore, I am uncertain as to how much I can profit, and therefore, I am on hold.I would say that if you already had Portfolio of buildings like mine which had properties acquired decades ago and had already captured a large amount of Appreciation where the Price may move down a bit, then it's worth keeping for the Gamble that the future politics may not touch 2 to 4 Family Buildings.So for me personally, I am keeping the portfolio but am not expanding it.What I will expand, however, is my Property Management business should the future regulate my buildings!

Also you need to see if the PM is going to charge a rental placement fee many times this can be one months rent.. and a lot of times its outsourced.. but you do need to account for it.. with rentals in these areas 18 months I think is average.. so you are going to have placement fee's  lets say at least every 24 months on average.. so something to think about.. although for napkin math at a 1150 rental.. if you use 40% or so for fixed overhead you should be in the ball park.. as the rent number goes down you may need to move to 50% or even 60% to accurately capture run costs.Also its important to note in these homes that are being sold they have no rental history to guage them by.. like you would have buying an apartment.. so you could get the tenant from He@@  and your cost are higher.. you could get a fantastic tenant that lives clean pays consistently and lives there 5 years..

I'm planning to add a 300 gal tank to capture roof water for the garden.