@Seth Quade how long does someone need to prove they've turned their life around before you would accept them?

Then - once you're stabilized around 90% occupancy - re enter the markets to secure quotes from Freddie / Fannie / HUD / life companies / banks / credit unions.If it's an acquisition perhaps you put short term debt on the property, re-position the asset, then refinance after you're turned the operation around.

Between a demanding FT job (that I enjoy,) a wife who also works FT, and two young children, I have no real desire to "all in" to real estate as a FT career at this point in my life.

These properties often have systems with about ten years of life left and are situated in neighborhoods with appreciating property values and rental income.The cash flow from a property largely depends on your down payment.

Are they picking window style and placement, exterior cladding, color, etc? 

Instead, focus on how you can turn what you have into a consistent flow.To do that, you need to reverse-engineer what it takes to get consistent deals.The biggest mistake people make is this:"I have $3,000, 4 wives, 3 chickens, 2 feral ferrets, 5 girlfriends, 7 jobs, and only 2 hours every other week because of my job and all my girlfriends... how do I become successful with this hectic life and limited hours ?"

The style is not on the current trends and attractive for a home that's priced 3-4x the average home in the area (nothing high end about it). 

If the software is not simplifying your life or making you more accurate, you shouldn't use it.

Jackson MS 80% of your rental pool is on some sort of subsistence Portland maybe 15%Jackson life long renters ..

My personal goal is to price a little UNDER "market rent" knowing a tenant cannot find a better deal and has no motivation to move unless their life circumstances change. 4.