In addition, look in Attleboro.Acquisition prices are lower, and so are the rents - but I frequently see MFRs that meet the 1% and even 2% rule.Check the crime heat maps on Trulia to get a feel for the neighborhoods.BTW, New Bedford has done a really nice job cleaning up the waterfront. 

But look into the new qualified opportunity zones. https://www.irs.gov/newsroom/opportunity-zones-frequently-asked-questions

This is also a topic of frequent discussion, I suggest you search the forum for related keywords and results will keep you busy reading for hours...As you read you will see who the real players are, do little due diligence, review their references and then contact 2 or 3 to speak directly, then make your choice.

60 years is pretty much standard around here... but since your property now has a known problem (trust me, title insurers do not operate in a vacuum), the time period is irrelevant.Switching title companies wouldn't fix the problem, it would actually hurt you.

Or you can turn off the one supply valve, flush the toilet, vacuum the rest of the water from the bottom, disconnect the supply line, undo the 2 bolts, pull it up and put it on a trash bag, scrape the old wax off the bottom and the discharge pipe, put the rubber ring on and put it back together.

Police Officer, and 22,000 disability claims completed while working for the Veterans Affairs for long time. as a realistate investor, I am a frequent flyer at Home Depot.

I would say to listen to him on YouTube, and do it frequently (daily).

--@Joe Papp - tenant now reveals the issue has been going on for 3-4 months. the tenant had subtenants (roommates) in the past that we knew about, but to our knowledge those subtenants moved out months ago with no issues. we have several properties where tenants have frequent overnight guests - and we had made the assumption that this person (the roommate who was locked out) was simply a frequent guest, not an actual subtenant....if that makes any sense. 

It may be fine initially but the problem may come up in the future more frequently and hinder living situation for the landlord and other tenants living in the same house.

New RE investors frequently try to save a couple hundred bucks by 'doing it themselves', and it ends up costing them thousands in taxes that could have been avoided.Best of Luck with Your Real Estate Investments!