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

Dont try to stuff a square peg in a round hole.

It all depends on how your contract is written, if you’ve allowed any loop holes or didn’t outline in writing BEFORE they signed the lease then you need proper guidance on how to protect your assets to get out of the contract.I will say that if they started off lying then it comes way to easy for them.

I added insulation in attic 10-14 inches and use spray foam to seal small holes and rock wool insulation on all walls I open up as I renovate.  

After sending the security deposit with deductions for: holes in walls for TV mont, paint cost for kid writing on the wall, damage door knobs and damage to the flat kitchen drawer the tenant wants his full security deposit back stating because he was living there before I brought property and because the damage were already there.

I can see through the lock hole that there is trash all over the floor.

It's not that it's burning a hole in my pocket or that I want to just blow it all in a crazy shopping spree.

There is a monetary value to that time.