It was not producing a return that justified the effort and this was a purchase made prior to the recent rate hikes and the crazy appreciation from 2012 to 2022 (so its return was better than if the property was purchased today).I do believe a local investor should do better than an OOS investor, but it starts with accurate/realistic under writing.  

I did spend a pretty penny whooping Clayton Morris in court after he sued me for $7.8 million for the documentary we produced about his involvement in the Indianapolis turnkey scams with Oceanpointe and Bert Whalen.

Finally, I am unconvinced that the remaining repairs will produce a return greater than their costs; I suspect the remaining repairs will cost an OOS investor more than they increase the value of the property.I suggest she sell capping her losses.  

Hey @Kyle Allen if you're open to out-of-state investing and looking for an inexpensive market that produces strong cash flow, I recommend checking out Cleveland, OH.

- and the entrepreneurial mindset:"How much income will it produce?""

With the partial garage conversion I'll have more living space than the house listed at 380k which is a bit outdated itself.As far as projected STR income airdna says this would produce 60k/yr.

You can use up to $25k a year of those passive activity losses if you are actively participating in your real estate ventures ("small landlord" exception) and income stays under $100k a year.So yes it can be useful if someone happens to fall under these circumstances, but for anyone who is going to have over $100k a year of retirement / other sourced income, they may be out of luck.It's all timing - you are just using up those PAL earlier than if you waited for the rentals to start producing taxable income (they normally do if it is a good investment), or a property is sold and PAL are released to offset that income. 

or just an individual with self produced contract?

Network and try to find a mentor in these groups or wherever you can to help guide you through this industry.But if your market doesn't provide the cash flow you're lookng for I would check out single family and duplexes in Cleveland, OH that can produce strong cash flow such as 44102, 44109, 44111, and 44135.Go into Zillow under rents and look at days listed and contacts.

I'm almost at the point I cannot pay retail any longer as it's always cheaper to develop our own new buildings or systems. https://www.alibaba.com/produc...