It is just that with smaller amount of money, it is more difficult to reinvest to gain meaningful return out of the policy.

Toledo pretty much offers the same, if you're set on that city connect with @Engelo Rumora Thanks for the plug mate,Hi Ken,We probably won't be able to assist as we offer turnkey and only to cash buyers.Our lowest entry point is $65,000 and that buys a 2 bedroom, 1 bathroom home that will rent for around $800pm.Plus, I'm pissed of with investors and lately and keeping all deals for myself heheI think you are on the right track with the 43607, 43612 and 43613 zip code.I encourage you to take a look at 43609 and select areas of 43610 and 43620.BRRR out of state is a recipe for disaster but since you are in Michigan, it isn't too bad I guess.Even being as close as you are and even if you lived in Toledo, I would always advise to get professional property management.An investors role is just that, to be an "investor".Elevate and delegate...Sure, you can probably manage 1,2 or 10 properties but that can eventually turn into a full time job.IMO, you should focus on scaling as in finding deals, raising capital, buying more properties, growing your portfolio, etc...And not dealing with tenants and toilets.Wishing you much success

@Greg H.When I stated 44%, I stated "of current listed price"  One recent one we got at that percentage was less than 25% of ORIGINAL listed price.And we have gotten property for 34% or less of last sale price.but imho, the percentage of current listed price is the most reliable and meaningful statistic. 

Just don't encourage the behavior.

That way you'll have information that is meaningful to you so you can judge for yourself if it a good deal for you. 

Insurance is not something you need until you need it....I don't require renters insurance from my tenants but I strongly encourage them to get it.

I would encourage you to talk to a real estate attorney to make sure you are legal in doing so.

I would encourage you to go the legal route instead of trusting the tenants word on their move out date if you are skeptical. 

. #2 because most property managers are too overwhelmed with the volume of units they manage to give you personalized, meaningful service. 

I would encourage you to form a relationship with a landlord attorney in Texas who can assist you with needed forms, agreements, advice, etc.