Total rent should be $800-900/month.After inspection major issues we found were:-gutters/downs need replaced, drainage run away from home (water in basement)-chimney needs tuck point at minimum, bricks falling off-mold growing in basement (big chunks of white growth along all wood)-cosmetic work about $2k to upper unitSeller wanted $14k, we offered $10k due to the amount of work we need to put in.

Could be poor grading of the surround land, poor drainage, and then add rain to it.

I'm hoping these properties to fall in a C class neighborhood...looking to avoid bullet holes and "war zones".  

I still think HOA or County law might trump this loop hole..

My 'honey hole' as Jay likes to call it is 30 mins out and requires me to have a good maintenance guy on-site, in country.

Problem is I'm being told that Umbrella policies have loop-holes and even LLC protection can be broken. 

Liquor bottles everywhere, dog crap, holes in walls...

People get lured into sub 100k properties in GA but they tend to be in crap hole type areas where you would be dealing with very difficult tenants from afar.

My biggest concern is that sweeping reform (which feels imminent) would take me from cash-flow positive to in-the-hole fairly quickly.

Id be happy to share my honey hole, lets connect