This dragged the process out even longer, making it both exhausting and expensive—I’ve already spent nearly $10,000 in legal fees.

Expensive lesson learned. 

Things just require more ongoing expenses percentage wise out of state because you have to pay people to do everything for you and you will have a longer time building relationships with vendors even when getting decent referrals. 

For your part, it might seem like a free roll of the dice to go to court, but there are surprises and landmines along the way, litigation always takes far longer than anybody expects, and the time and emotional expense of fooling with litigation are energy drains on more productive endeavors.

My low months were 50-65% occupancy and 100% for summer.

HOWEVER, this is a VERY expensive way to acquire property and can backfire if the new appraisal doesn't come in where you need.

They didn't actively advertiseour home on websites and we had low tenantresponse.

Are cost seg studies that expensive?   

I am subletting a property that I am planning on purchasing the set up where instead of any type of security deposit I am re-having the property which is necessary before I rent it out.I will have about $20,000 in expenses all before I purchased the property.

Low taxes, low crime, low homelessness, friendly people, all 4 seasons, etc!