I'd like to manage my own local properties (and plan to read books about this as well).f) I don't like the idea of flipping.

@John Walter @Mark F.

I would note however - once you increase units beyond 4+, it isn't really feasible for a seller to get tenant estoppels.That all being said, I've had some luck just dropping in a contract provision like the one below and sometimes seller/their attorney will just roll along.Seller shall provide the Buyer tenant estoppels executed by each tenant at least seven (7) days prior to closing stating: (a) the rent, term and expiration of the tenancy, amount of security deposit, all agreements between the landlord and tenant, and all rights tenant has to the Property; (b) if rent and/or other payments are current, and if not, overdue amounts; (c) identification of the current written lease, and if none exists, the last expired written lease or statement there has been no written lease; (d) the landlord and tenant have performed all of their obligations to each other; (e) the tenant has no defenses, rights of offset, or counter claims against rent due or to become due; and (f) there has been no free rent, abatements, or concessions, except as disclosed in the estoppel.

Also, be very careful as people describe the neighborhood or asset class as A, B, C , D or F, this is so subjective and there is a lot of dishonesty or miscommunication on this. 

@Kuba F.

@Gary F. here is a thread on OZ'shttps://www.biggerpockets.com/forums/51/topics/586...

He describes the wrong way and the right way to manage your property, and it is everyone's favorite 4 LETTER F-WORD.......FREE. 

@Jill F.

Thanks @Doug McVinua, @Justin F. and @Bjorn Ahlblad! 

Quote from @Richard F.: Aloha,Including the Assessment in the sale price is not "inflating" the price.