It's more questions and considerations, and might interest you..http://www.biggerpockets.com/blogs/4579/blog_posts/32645-if-ca-h-is-king-then-leverage-is-god---loans-cash-roe-roi-and-riskThere are a million indeces, but for real estate specifically, I think looking at affordability indeces, how loose loans are (either through Federal Reserve loan surveys, % of subprime or low-doc loans), and consistency of % real estate price gains far exceeding inflation for a sustained period, are all risks to look for..Also, when you hear your dentist, then your mechanic, then your landscaper, then your landscaper's assistant buying up and preaching the wonders of real estate investments.. when it's the topic of conversation of every cocktail party.. and when it's the only asset class everyone wants to be in.. you know the market is getting frothy..!

All it's going to cost you is a lot of time and a bunch of elbow grease at first, but the payout is huge if you're consistent.

Each neighborhood can be different.Expired listings are on a public side here, they will show as being expired and agents drag their feet pulling them off.Need to watch the MLS closely, look at new listings, that will later feed either to sold properties or expire, generally in 6 months.

The duplex consisted of 2 units that were 1 bed/1 bath each. 

Is what you are proposing consistent with that zoning?

Or is the weather so nice year-round that the market is pretty consistent?

I found that Karma's score was consistently 40-75 points than my actual score!

These are areas where consistently collecting rent is very difficult.

One in the 24x24 kitchen & larger one in the Living room with ceiling venting to a ground floor master & en-suite.Our tenants LOVE the pellet stoves & rarely use the steam heat.Yet after 8 years I just had the following repairs (parts from http://www.stove-parts-unlimited.com)Convection Blower $185.00, Feed Motor & Spring Assemblys $385.00, ThermoCouple $78.00, ThermoCouple $cover 24.00....Total $672.00

Bill GulleyAlso be aware that we also discovered one large aquarium that was used as the Rat 'breeding pen' to supply live feed to her snakes.