To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

I don't think we will reach those lows again, but wouldn't necessarily bet against it, either.If you are skittish now, I'd get it on the market right now while there's still a season left, and price it to MOVE.  

As soon as you start discussing your business practice and strategies with your customers (tenants), then all bets are off and you run the risk of Fair Housing violations. 

For example:Task              Estimate       % Certain       Low Estimate       High EstimateDemo            $1,000           80%               $800                    $1,200Roof             $8,000            90%               $7,200                 $8,800Construction $8,000         80%               $6,400                 $9,600Misc              $4,000            90%               $3,600                 $4,400--------------------------------------------------------------------------------------------TOTAL           $21,000                               $18,000               $24,000For me this is useful to determine a good deal because if the high estimate is still good I know that even if everything goes poorly it will still be ok.

Of the options I’ve purchased, a majority expired unexercised, mainly because they were “flyers” for me on a bet on a beneficial event happening that wasn’t likely to happen.

It seems like you enjoy being active and using your hands so maybe the BRRRR method (buy, rehab, rent, refinance, repeat) is your best bet as you could save some money and do plenty on your own, you could also do a live in flip potentially and sell it or rent it out later.

In my opinion, this program is not suitable for individuals with poor credit or those without at least $25,000 to invest.

I'll bet my favorite Tulsa super-agent, @Tom O'Stasik, could answer your questions!

In fact I would bet not even the asset protection services who send you down these rabbit holes can and therein lies the problem...

If they perform poorly, you are out the rent income or their paycheck, and you have to pay to fix the problem.