(I have two kids, a 4 year old girl and a 2 year old boy...fun but exhausting)I'm very happy I found this huge source of information and excited to learn more while hopefully make great connections!

His experience and economies of scale allows him to get a lot of prime deals because he reaches out to so many.

. - I am not inclined in that direction for several reasons:Building is Landlord paid water, tenants would do much smaller loads and to much higher water billsHigher risk of overflow causing unit (if not more) floodingMay need electrical work in each unit even if washer / dryer run on 120V to make sure breaker can support the added loadUnits not built with in unit laundry in mind so dryer exhaust is an issue Anyway, I am sticking with a laundry room.I know that we have a lot of analytical people here and I am sure some of them have either done this analysis and / or tracked their laundry room metrics.

We will be pulling $40k +/- out and intent to reinvest it.Problem: While we would love to stay local and try our hand at managing our own place we live in Camas, WA (near Portland, OR) and housing prices are rather high that wouldn't allow for much with only $40k down.Goals: Invest for cashflow in an area that has a strong economy and has a positive outlook in the job market for the foreseeable future.Possibilities: Wait and save a bigger down payment for a better local property, purchase a lower end property in the Vancouver, WA area that produces little cashflow but can benefit from Portland's growth, or invest out of state with a turnkey company.I am leaning towards the out of state option as I may even have enough to purchase more than one property but my wife gets a little nervous investing in an area that we don't or have never lived. 

I live in a good area (central NC) with great economy, jobs, and so on.

The economy here seems to be doing ok, my company went out of business a year ago and every single person I worked with is back working full time at a new employer.

You will gain some economy of scale, but could still be looking in the range of $18 - $25/sq ft by the time it's rent ready.

The economy in general stinks and people are leaving more and more each year due to high property taxes, poor business climate, etc.

They will need to work with the concept of economies to scale.

In all economies, there are more buyers for Chevys.