I think our modeling has adapted to market changes over the years, so we've stuck with Excel as we can easily change the parameters to keep it "fresh".

Never buy without personally inspecting and approving the property and INDEPENDENTLY, INDEPENDENTLY, INDEPENDENTLY, verifying everything from values to market rates, to approving tenant selection procedures and standards, to repairmen on standby, to everything else in Christendom that you can thing of.I am not a fan of out-of-state investing, especially for those with less than 50 years of experience, and for them, they’re probably too old for the hassle. 

Hey @Dan WardWould love to give you some advice , those are my primary markets as an investor and agent helping others. 

It sounds like mistakes were made on the properties but I'm also questioning the market (you didn't say where these are). 

Plus, you already know the market, which gives you an edge.

The simplest way is to base it on the market temperature of whatever city you’re researching.

We now invest in the Detroit market place where we have established a great team on the ground and are finding properties with great numbers.

I live in a very expensive market (Seattle, WA) and I am looking to invest out of State.

Study the market.

In fact, just finished one that I have yet to put on the market.