I have stats I ran and analysis I did back when I first started and determined that 3BD/2BA is the optimal size.Some key things I noticed are:-- Less than 3 bedrooms and the vast majority of people with kids (or that want to start a family) are out.-- More than 3 bedrooms and the rent doesn't really increase much.  

We have a couple of keyword searches that pull the vast majority of projects, and have an appraiser working on a valuation model that should apply to your project.

I thought a clarification was needed, as for the vast majority of gifters, there will be no gift tax. 

I think you vastly underestimate the ignorance of most investors.

OLD stock yazoo clay and houses that originally were built as cheap as you can build .. of course not all but a vast majority of what you folks buy for cash flow rentals.then  on top of that a VERY tough tenant base and that market can really frustrate folks I owned over 200 of those and the happiest day of my life was when my partners bought me out for 4k a door.. done gone and good luck lOL

And I agree the vast majority of larger investors started with a nice amount of cash or very robust professional type salary.

I also think RE is vastly more "hands-on" than other investment types, and it is a LONG game.

That is the con, the pro is that they can handle a vast load of information fast and subjectively.It is the con, that bothers me. 

The vast majority of lawsuits against Landlords are for wrongful eviction, security deposit disputes, and Fair Housing Violations.

The point IS being friends with folks or spending a long weekend with folks is vastly different from (and you'll see a very different person when) living in close quarters with someone the next 6 months, year, or two years.Unless those folks have ownership in your property, they will never be properly incentivized to care about the home in the way that you do.