This deal taught me the importance of overestimating rehab costs and always having a solid team of professionals on How did you find this deal and how did you negotiate it?

Quote from @Matthew Steele: Thank you I appreciate all your responses, yea I'm kinda leaning towards telling her he can't stay and telling her I'm not renewing her M2M lease, unfortunately in Nys if the tenant has lived there for 2+years they get 90 days notice, does this sound feasible?

And the reason why your "tale of two halves" will play out as you described.Demand:  This has actually been high almost all along, but rent growth hasn't materialized in response due to high levels of new supply. 

In summary, a LAIC is someone who can take responsibility for a rental property in the same way an owner would.

But if you're willing to take a tiny leap of faith, I think the returns are solid, the diligence and the integrity are there, and the states/markets/submarkets and the asset class are thumbs-up.

Since they are responsible for maintaining the relationship with you after the transaction closes, this approach adds an extra layer of confidence and security to your investment.

They've especially been inconsistent in their communications and sometimes respond to messages only after I press them for an answer (sometimes they are responsive).

You are a high w2 earner, The house is worth 110k today, you are buying from your grandma for 60k in exchange for free rent for life, upside ARV of 200k.The costs of owning the house will help provide tax relief on your high w2 earnings, you are buying a great chunk of equity that will pay off in the future, and you and your grandma are doing each other solids. 

I moved here in Columbus OH from Portland OR and I've build up a solid 7-figure rental portfolio.

FCI is big (160 employees) and their portal may seem like overkill, but they have their systems down and they are responsive.