We were asking too much for rent in the fall, then I understand there being a slowdown at Christmas.

Thanks Derek and Carol for you responses. 

While M has only been late on rent once (after Christmas), M rarely pays on the first day of the month -usually 2-3 days and has otherwise paid in full.

They did a fantastic job and completed it in 2 months (late November)Sell: Lesson learned, not a lot of people want to buy a house between Thanksgiving and Christmas.

Carol. 

@Carol Baker - look into FHA loans at 3.5% down. 

Fast forward, made it through to closing and was handed the keys a couple weeks before Christmas while representing myself through the whole purchase with constant communication with the wholesaler and the title company.

Nothing is bullet proof other than death, taxes, and that Carol definitely killed her husband. 

It wasn't easy at the start but I continued to show up and be there, for instance the oven stopped working in December before Christmas and I got a new one and delivered it to the tenant in 4 days when the big box stores were saying it would be about a month before one could be delivered. 

I listened to both as audiobooks:The Book on Advanced Tax Strategies: Cracking the Code for Savvy Real Estate Investors, By: Amanda Han , Matthew MacFarlandBuy, Rehab, Rent, Refinance, Repeat: The BRRRR Rental Property Investment Strategy Made Simple, By: David M Greene.Also, I have not tested this one yet, but I have a feeling it's going to be very helpful:The Book on Negotiating Real Estate: Expert Strategies for Getting the Best Deals When Buying & Selling Investment Property, By: J Scott , Mark Ferguson , Carol ScottPing me if you want to chat.