Many months of costly vacancy, local market rent & resale deteriation, special assessments, property taxes and maintanance fees suggest a quick sale would have been the wise thing to do 2 years ago.

My first goal is to hit 5k per month in pure cash flow and second goal is to hit 10k per month in pure cash flow.

I was in Baltimore city a few months ago and tagged along on a few appointments we went to 3 he wrote one up while I sat in the kitchen and watched him  LOL..

This is a great question and one that's similar to Xian's above from a few months ago.

We had success in summerlin with insurance company paying .. over a 24 month period we had 3 tenants   fair market rent at the time was about 2200 or so non furnished.. we got 4100.00I did not like the turnover so I put it up as furnished rental and got 3500 and its going into its second year with a superb tenant. so seems like a happy medium for us.. 

I am estimating the note would cost 2.5k per month at most. 

After 6 months of non-payment, we were able to perform an eviction for this tenant.

She will probably game the system for the next 6-12 months, but that's what you get buying a property with a non-paying tenant in place, in an anti-landlord city. 

Conventional loans will require 12 months seasoning for cash out and are usually capped at 75% LTV 2.

Hi Brett - local PM here - we have a few development projects, small multifamily and tonwhouses that we are gearing up for sale in the next 6 months.