I am currently managing projects for a boutique GC in Seattle, with a focus on high end residential remodels and new construction as well as commercial projects.

Problem is the area is one I don't like, bleak job growth, low class, challenging tenant pool and needs really good, strict management.

Tenants may be a little rough but I won't self manage and several of them have been there for years.

You want the net income after all expenses like, maintenance, utilities, taxes, insurance, property management (if needed), if the property is vacant figure that in, and Cap Expenditures (any big ticket items that might need fixing or replacing once you own), things like the A/C unit, water heater etc.

I manage a combination of SFHs and apartment buildings here in Houston.

Due to my business strategy,  I am in the red year over year and managing property is my only job.  

well you can thank the internet  sites like BP  late night television evangilist RE guru's webinars podcasts etc etc.. facebook.. linkdin  etc etc. and the burning desire from many to get rich as absolutely quick as possible and some irrational idea that real estate is the way.. take the bar to entry is non existent and you have a lot of beginners.the reason you have all this wholesaler activity is because the market has strengthened and they can't buy a home like they could pre 08 only way to jump in with no money is try to pimp deals.

You need to call brokers and property managers!!!

Hey everyone, I have been doing commercial property management privately for over five years now and I'm sure most of you will agree that finding and keeping a solid tenant is the biggest challenge, yet, is the most important objective on your list at all times.I have sandwich signs posted near the main roads at all of my properties, and recently created banners to hang on windows.

This attracts a lot of out of state investors who think that the low barrier to entry and high tenant pool equates to high cash flow at double digit rates as it would appear on paper.