I agree, with turning the property over you have to make it ready, account for vacancy and go through the courts for an eviction, all of which will cost you.

Oh, and the boyfriend apparently brought in a large dog that scratched up all the doors, chewed up some window sills, dug up carpet in the bedroom they kept it in, and crapped all over the new carpet.

It sounds like you are overly confident in your Excel spreadsheets..... 

This is my fear, I have not crossed over to a property manager but just what you discuss has me worried because one day I know I'll have to. 

Will rent for 1750/month.Capex items needed soon: roof, water heater, furnaceArea: A area, appreciation is at about 5% a year but average home price is ~$500K so this home will appreciate faster, this will have multiple offers on itDeal #2 - mixed use, small office with a 3 bedroom and a 1 bedroom over it.Ask: 325KCurrently fully rented on one year leases, bringing in 4775/month but only one tenant pays their own utilities plus owner is responsible for snow removal and landscaping. 

waste of time utl is not reponsible.. turn it over to insurance

They better supply a massive amount of federal bailout funds to landlords after Trump's little act today, which  he used to buy the voting base.

.: Isn't this how all the iBuyer's lost billions over the past several years?

Seems to me my options are...SELL - If I were to put it on the market I think I could reasonably get $2.8M - $3M, but at a 2.9M sale price my return on my initial investment is only 38%, or 7.6% a year over the 5 years.

And I personally wouldn't flip a house over there unless I got it dirt cheap.