This slowed the water down but did not fix it.

Most markets tend to slow down towards the end of June.

Our current property manager is not cutting the mustard (not enforcing late fees, slow to fill vacancies, etc.) and I would very much like to replace her with someone who will approach our investments with a more business minded attitude. 

Obviously these are very generalized numbers and I feel your pain with L&I, they gotta be getting paid by the hour based on how slow and painful it is to deal with them sometimes.

@Denise Evans they are really really slow, they say that it takes them 3-4 months to send a price quote, I have applied for many properties a year ago and haven’t got the quote on yet..And its not the properties got redeemed or purchased by someone else they are still on their list.Maybe they give low preference for out of state investors?

I expect the cash flow to be barely negative/breakeven initially, and then sustainably positive by year 3, and then slowing climbing positive from there.

However, these past few months I’ve had slow showings and 30+ DOM to rent.

At $30 an hour, that should count as $600 a month in expenses or $7,200 a year.My STR performance slowed down last year.

There are some decent spots that do well and are more affordable than Raleigh.Also I bought during the winter during slow season, great neighborhood but horrible photos, clutter everywhere, original condition.

I am focusing on trying to find off market deals and working with creative finance since expansion is slow moving based on my salary, and I'm too impatient to wait for the duplexes to earn another down payment.Is there a financing option that I am missing to get a loan for a down payment?