What has your ROI been like if you don't mind sharing?

In my mind if you have these issues if I was the seller I would let  you cancel and get your EM back  not your inspections and other things but EM yes.

Just be mindful to keep relationships with your tenants strong.I’m curious... if you had to pick just one route right now..sell, refinance, or optimize..where do you think you’d lean, and why?

As you indicated, make sure you leave something in the plan for contingencies (absolute minimum of 10%), and keep in mind the cost to hold during the time it's under construction and being marketed.Make a plan, check it twice, and decide if it's worth the effort. 

Simpson and Spax come to mind.

Nathan keep in mind not everyone is a landlord most litigation in RE is between partners and investors suing GPs etc etc. 

Keep in mind that someone has to change the trash bags each turnover. 

Keep in mind, I do my homework extensively on the properties I am trying to buy at auction.

In my experience, being around growth like minded individuals is what has allowed me to grow the most.

Quote from @Jerry Cox: Quote from @Michael Dumler: @Jerry Cox, be mindful of your dates and contingencies within the binding agreement if you go under contract.