You got a screaming bargain that was so good that no one else wanted it from the provider side, even for free.

Do I even need to say how ridiculous but unsurprising this is?

For purchase price, use this formula,  (Arv * .70%)- Rehab = Purchase Price Good evening Dustin, I went onto the webpage for Arizona association of Realtors and I found the agreement for 2024, however I am not licensed so I do not have access to download the contract.

@Chris Seveney even better results can be obtained with a Solo401k , if eligible.

Once I plug in all those numbers, I'm pretty close to breaking even.

Even with a property manager taking a percentage, you’d still see a return, and it might save you a lot of stress managing the property from out of state.

@Vince Scipione  This is very solid advice to keep it separate and I agree with you, the only reason I was even thinking of it was to help me raise the initial funds for my first investment.

This would be an easy decision however I do not think you can come close even with you being active in the process.  

Cons:revenue basically breaks even.

In fact, even with my extensive experience, I choose to have all my properties professionally managed.Here's why:Tenant Selection Is CriticalThe most valuable service a property manager provides is selecting reliable tenants.