Ofcourse they have certain rules , some of which I might agree , some I might not , but at the end of the day , that is the case in every aspect of real estate investing .Anyway , I have researched extensively on using construction loans , and am doing a rehab with that approach , learnt a ton of stuff - If you ever consider that route , dont hesitate to get in touch via BP - I can review my notes and perhaps give some pointersThe first page on this website says "NO surprises" lol.

Hobby landlords tend to approach all aspects of the business from the perspective of doing as little work as absolutely possible in return forfeiting the higher profits. 

Check out some of things happening in Detroit in 2024:https://michiganchronicle.com/2024/01/03/major-developments-that-will-define-detroit-in-2024/Your first question shouldn't be WHERE to invest (that is #2 question), but HOW you will invest!

It sounds like you are looking for an employee as defined by most taxing bodies.

The best thing you can do to protect yourself is to get a rock solid lease and good insurance and make sure you keep your property maintained and provide all the safety equipment required by law.I only own one property atm and I don't even own the house I live in so I don't think the risk is worth the cost but once I get a few more properties I will definately get an LLC for my properties.

This is certainly text book and absolutely the proper way to analyze a deal.Im not sure what he owes on the home but based on the payment and the year it was bought and the fact that its 20 min from Austin im just going to throw out 500K for conversations sake.500K compounding annually at 3% for 5 years comes out to approx $578,000, and you have the loan paydown aspect as well obviously. 

The rust belt is defined as parts US (northeastern) that are characterized by declining industry, aging factories, and a falling population. 

Talk to your PM and tell them you are not happy with their response and see what they say (also define what you mean by slow as that can mean it took them weeks or that it took them 24 hours-for a water leak, they should respond immediately). 

@Rick Baggenstoss  "eviction service"   thats useful to hear, thanks for mentioning that "systematizing" aspect that padsplit.com's system provides. 

I do not know how you define irrational.