Communication via phone is limited as we wanted a paper trail with them.

Here's a PARTIAL list:Office rentComputers, printers & softwareInternet & phone billOffice furnitureOffice supplies: paper, postage, ink, etc.Office liability insuranceAuto expenses: monthly payment, insurance, gas, maintenance, registration/plate feesBroker license fees: annual, monthly board & MLS fees, continuing education fees, E&O insuranceEquipment: lockboxes, signs, etc.Payroll & payroll taxesBusiness income tax preparation and paymentsLabor: answering phones, calling past due tenants, scheduling tours, taking marketing pics, processing those pics, writing ads, researching rent amounts, posting ads, explaining to owners how rent determined & showing where ad posted, opening & processing mail, posting payments, bank deposits, scanning documents & posting to owner & tenant portals, explaining accounting to owners so they understand their monthly statements, taking pics/videos of repairs, finding reputable handymen and contractors, confirming they're properly licensed & insured and tracking annually, verifying repairs done properly, processing invoices for utility bills, repairs, taxes, city inspections, scheduling periodic property evaluations/inspections with tenants that don't want strangers in their homes, explaining to owners why taking so long, and more & more & more...

Forecasts/predictions aren't worth the paper they're written on, which is why I generally don't read them.

That's only on paper though, and reality could be very different.For the areas that you picked what price point and rent-to-price range do you target?  

While I was losing millions in 2020 on paper I helped start a DTC brand.

Good tenants get a reasonable bump in rent, and bad tenants get their walking papers. 

The cash flow is nice but it isn't THAT great (ie: it's overrated) even when it looks good on paper.  

I worked for My mom running these apartments for 9 years the day we buried her my sister fired me changed locks on house and shop and took files so i could not find the paper showing where my step dad sold his half to my mom.

The first lender that I went to for a loan just told me that they can not provide me with a mortgage because my income "on paper" was too low.

I'll show up to the mortgage foreclosure auction either way and see if they show and what they bid.My theory about what might have happened was that the foreclosure wasn't going through the courts because the guy disappeared off the face of earth and hadn't been served the papers after several attempts.