The house is liveable and the settlement is more of a cosmetic issue rather than a safety one (for now at least).

3) SM Property Value Appreciation Trends4) SM Pop Growth5) Safety compared to the rest of Dallas6) Income - median and avg7) Rent Cost - median and avg8) Rent Growth Trends9) What percentage of population under poverty line10) What percentage of pop are families 11) What percentage of population are families w kids12) Avg people in a household12) historical vacancy rate13) avg bed/bathroom composition14) Profession by percentage 15) Commuter population by percentage and commute timeThanks y'all!

YMMVI am not going into the legal, safety or political points of hiring these guys and using them.  

A lot of long-time landlords do things to save money like rent out illegal ADUs (not up to current safety code) or accept under the table rent payments to not report it the income to the IRS - they're just asking for trouble doing this in a pro-tenant city. 

All of their portfolio was in Indi.I think if you're buying in good, improving markets, then even with turnkeys you'll see price appreciation and rent increases over time, which will increase your safety margin and profit.

If you put in managers and food cost goes up you are not making much money maybe 40k to 50k gross with high volume stores.I had a friend I have not talked to in years that owned over 20 of them.

So you may change your mind in a boom market and do one strategy, or move on to a more cash flow strategy if you feel you need that safety, it doesn't matter, it can all be modeled.You put EVERY single variable into it, from Appreciation, all the Cash flows over 10 years, your Renovations, the Mortgage payments and reductions, you can even put in buying another investment with your growing equity!

I know this is dinner time, they have a food truck there with pretty decent options.

I can’t believe how lazy some tenants would be just to take a safety feature down instead of changing its batteries lol.

Thank you Joel appreciate your wisdom in the handling of this difficult situation.Gives me a lot of good food for thought.