I understand the concept, I own some REIT, but I wanted to tap into more hands on investing, and perhaps build wealth faster as BRRRR allows for that using 75% loan to value options, etc. 

Property managers usually charge about 10% of the monthly rent.

Buying in small towns can also limit you access to trades or they charge you more for the trip. 

Because of this they never charged market rent, so never had money set aside for capex or repairs.

Obviously make sure you record liens against the property, try to get the borrower to personally guarantee the debt, charge points up front, get an appraisal. 

However, termites can be persistent, so a regular maintenance plan could add peace of mind and prevent future damage.For example, your pest control company’s plan charges $995 upfront for termites and $22 per month for ongoing treatment.

I charged them all the late fees and I was not happy and expressed my concerns, but I did get paid on the 12th.Now, this 3rd time for this month of August, the boyfriend contacted me a day or two before the 1st and said they would not have the rent until the 9th of August.

Another option could be to sell and put that into something appreciating faster and maybe a bit closer to where you live. 

Your ROI would depend on EV adoption rates and if there are rental comps that offer charging.

In addition, the property tax rate is reasonable but the valuation was going up faster than the ADR then the hurricanes hit and values fell.