Since my rentals cash flow, there is an excess to cover cap ex, vacancies etc.

Moves risk to be financially covered by insurance hypothetically.

  $36k - $16k = $20k or $1,600 per month net income left to cover all other expenses...same as above.Median household income in the US is over $80k or more than double these two zip codes.

The Numbers:Cash Flow Analysis: Investors typically look for properties that will generate positive cash flow—meaning the income from rent covers the property’s expenses (mortgage, taxes, maintenance, etc.) and then some.

I personally used a 40k ADU grant with CALFHA HPP Cares that covered a chunk of the cost.

We recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

Even with potential vacancies or slow periods, the demand for rentals should keep things stable enough to cover expenses.Ultimately, I think Memphis is a great place for your real estate investments.

There’s a smaller hospital nearby and a large one the city up but I don’t think the nearby ones cover the point you’re making.

I also want to clarify that I do still keep a decent amount of cash - just not enough to cover every single property roof at the same time if that ever happened for some reason. 

Switching the utilities into their name without safeguards in place—knowing the tenant might act out—seems like a misstep on their part.While it’s true you’ll ultimately have to cover the cost, it doesn’t feel entirely fair for you to shoulder the consequence of their decision.