when the housing market crashed.

If this group of tenants moved in 5 years ago, compare the gallonage of water used  with what was used before they arrived. 

But because prices are high across the board, maybe pay the loan off now and then maybe by the time the next crash comes around you'll have all the money ready to jump.

We can finance the build which we find is ideal for the bank doing the construction loan, they just take us out when the modules arrive onsite thus relieving their headache of how to secure their loan to a non-real estate module sitting in a factory somewhere.Feel free to message me and I can help you analyze this further.

If the auctioneer said SOLD before good funds arrived in the hands of the Trustee ... the third party deal is dead.Somebody sat on funds for a long weekend with an auction sale pending?

I've even removed CapEX (new property, minimal required), and property management, but still arriving at a negative CF.

I count on a market crash.

2 new bathroomsflooring throughoutpainting throughoutNew plumbing, likelylight fixtureswindowslandscapinggarage doorsinterior doors/trimExterior paintingGarage shingles (barely any pitch but still has shingles)Garage slab 1" crash down the middle.Misc framing, drywall repairs, backspalsh, etc.I will update the list as I am sure I am missing a few items and provide more pictures after the renovations are completed.My initial estimate was about 70k in repairs. 

I completely understand where you’re saying wear and tear exists, but I think it’s probably unlikely that ANY landlord could expect the place to be in perfect shape when the tenant arrives and leaves, natural wear and tear is going to happen.

I just arrived in Atlanta yesterday and am looking at some real estate.Any advice on flipping here and areas to do it in!?