Don't forget to track and deduct your mileage (including trips to your remodel store of choice, assuming you own a car that you use(d) to conduct business with), deduct a portion of your cell phone (assuming you conduct business on your phone) and deduct a home office expense (assuming you conduct your property management out of a room in your house) and consult a tax accountant to see what other tax write offs you should be able to have.

biggest turn off was " NO DISHWASHER" to prospective tenants,, Second was single bowl sinks,, the studio's had that and it was like a dirty dish "HOLDING CELL"

Large  multifamily 30+ tends to have lower ROI than the 12-20 units from what I've seen.Things To Consider (Multi Family)Income: Gross Income, Laundry, Storage, Garage, Signs, Solar Panels, Cell Phone Antenna, Expenses: Common area utilities, Heat, Sewer, Water, Insurance, Landscaping/Snow Removal, Pest Control, Professional Fees (Accountant, Eviction Attorney), Repairs, Maintanance, CapEx (Reserves for Boiler, Roof, Etc.)

In that timeframe, the real estate market in the Riviera Maya has been red hot so this is pretty bad.The developers and the promotors of these deals (who get paid fat commissions to sell them) might be the only ones who will make (serious) money there.

I'd agree with your initial post...If you're finding the offmarket deals yourself (and not having fat trimmed by a wholesaler/agent), you could still make it happen depending on your location. 

I see this all the time.Instead of putting those brain-cells to work on actual better ways to get motivated sellers, people come up with the most creative ways to NOT do it right.I truly do not get it.

If you have any real estate-related or ATL market-specific questions, feel free to contact me via cell or email (contact info is listed in my bio). 

With respect to item #1 don't just focus on the expense side and trimming the fat; focus on ways to increase your income. 

My cell is (253) 293-9789.

If you would like to talk about it, you have my email and cell number.