Many times if it sounds too good to be true it is. 5% down and 5% on a rate would be well below industry average currently

It sounds like you are not in compliance with those laws if you don't live nearby.

It sounds like you’ve already built a strong foundation in real estate as a high-volume realtor, and your enthusiasm for your first fix-and-flip is inspiring.

Easier to work on and if one craps out you just have to replace that one instead of the whole combo unit.

From my experience, many investors prefer to stay hands-off and avoid the day-to-day operations—managing contractors, solving unexpected issues, or finding a replacement electrician.

It sounds like you're in a great position with your investment property.

Then a post stating that you would like to connect with PMLs and learn from them sounds different than: "Can you share your thoughts about having or working with a PML?"

on the one hand, if you're happy with it, and you believe in this market, and this is what you wanted, great. the fact that you're asking the question shows that you're being thoughtful about it.with that said, it sounds like you're into the deal for almost $90K out of pocket, and so if you asked me if i would put $90K of my hard earned cash into a property to get $175 month, the answer is no. 

@Evan Price, it doesn't sound like you had a bad experience here.

If the location is an A but the tenant paying higher rent was a B or a C then replacing the location with an A tenant at slightly less rent in some cases you can actually increase the value.Example if you had an (A) location QSR but tenant was Burger King franchisee and they went out the Burger King might sell at 7 cap.