I can tell you this, it won't take long to eat up $44k in attorney fees.

But you've got to make sure that the acquisition price of the land will eat up your reinvestment requirements from the sale. 

For me the numbers on This return would fit more favorable with white collar cities because I would be able to landlord on autopilot or less hassle free than blue collar towns in rural areas where if one loses a tenant it may be months of vacancy which will eat up profits in no time.

In this case, the chicken came first.And you're right about how a good full time agent will eat your lunch, but hopefully within the bounds of ethics and good taste.As a full time (and then some) agent, I'll remind sellers that most part timers tend to treat this profession as a hobby, hoping that while they hold down another full time job, that they'll trip over a couple of deals each year.  

Otherwise, the interest rate / points can eat you alive!

So it seems I can't have my cake and eat it too.

It is eating into any profit you will see from a sale so sell as fast as you can.

Have your cake and eat it too!

I still have his full deposit and have not refunded anything yet...so it’s a matter of deducting the $$ or eating the expense and giving him a full refundBased on my research poorly done tenant paint jobs don’t fall under “wear and tear”....... this isn’t scuffed or just worn out paint... this is a bad unauthorized job done by a tenant...

It also eats up part of your 1031 and leaves you with the remainder to purchase a second property.Some shotgun thoughts.1.