@Mitch ProvostFrom my experience of working with over 400 investors, your property near Texas A&M in College Station/Bryan has strong investment potential due to the consistent demand for student housing driven by steady enrollment growth.

You would have to be significantly cheaper than my current cleaners for me to give you a shot, because I generally have only changed cleaners for either consistent subpar work or increasing/unreasonable prices.

Your actual property taxes alone on that will be over $10K a year in 2025 and don't forget about that supplement tax headed your way.I would suggest keeping the others and maybe changing to LTR if that will give you consistent cash flows.  

If you consistently analyze properties, recognizing a good deal will be much easier when it shows up.

Document all your efforts, including repair invoices and communications, to show you’re acting in good faith as a landlord.

Consistent growth year over year.

To date all I've received is email communications from the sponsors stating the deal failed.

Quote from @Julia Lyrberg: Hi Audrey,I’m not sure where that information came from, but as a lender, we consistently help out-of-state investors purchase and refinance properties in Texas.

It's a more involved discussion that requires one on one communication and no, joining a "community" does not prepare you.

.✅ Stronger Tenant Relationships – Being involved directly allows you to build rapport with your tenants, which can lead to better communication and longer leases.Cons of Self-Managing❌ Time-Consuming – Dealing with maintenance requests, late-night emergencies, and tenant disputes can quickly become a second job.❌ Legal Risks – Chicago has strict landlord-tenant laws.