a paper trail!)

From the photos I see on the listing, it looks like it could need:-Removing wall paper and painting-Kitchen remodeling-Removing carpet - replacing with hard wood floors- Not sure about bathrooms (no photos )Note:Roof was replaced 2018 so that is good.HVAC is newWhat do you think?

On paper what you're describing might sound doable - but it sounds like your perspective on REI is based off of knowledge of only the "good parts" Managing and owning rentals (yes, even with a PM & price point of sub $50k) comes with its own challenges and headaches. 

They first said they were waiting on court papers, then the following week they said a court date.

Sure the shingles run a bit over $100 a sq , but you need felt paper , drip edge , flashing , coil nails , misc supplies , delivery , disposal costs , labor , insurance , sales commissions , overhead , whats left is profit , and it it runs around 20% . 

The state gives them a paper license that they put on the back of their jacket with a pin, and then they take a sniper type rifle with a scope and they go out in he woods and they shoot the deer.

-I own properties that LOOK like I am losing money on- on paper- but when you add in the appreciation and tax advantages, I'm actually way ahead. 

During this process I've run across a property in Birmingham that has some good numbers "on paper."

Add another 4k.now add in cash flow on paper part.thanks,Matt

I figured if the numbers worked out the way they did on paper I'd be doing quite well.