When a single mother has been going through a rough spot and falls behind, it is up to you to file her papers and have the sheriff escort them off.

(Once again, the feds have made it harder and more expensive for smaller investors)Cash to close:~$56,000(seller pays closing costs)Rental income: $1,600cash flow: $79 /monthCoC ROI: 1.71%CAP rate: 6.8%You could maybe negotiate and get these numbers a bit better, but that's about what I would expect in the 'turnkey' realmThere are much better deals (on paper) available, but you begin to tread into higher crime areas where the tenant pool is not great, and the associated costs of theft and vandalism expenses, and the expense of mitigating theft and crime (security cameras, caging in AC units, providing off street parking) are difficult to manage for a beginning OOS investor.Or they may require some rehab of some kind to make it rentable.ALL that being said, if you ever want to connect and learn more about my market, reach out!

I'm losing $300 to $700 a month instead of being in positive cash flow (which it was supposed to be on paper). 

Just more of a paper transaction.

You could theoretically spend on legal only to obtain a judgment worth as much as the paper it's written on.

I'd suggest reading up on the topic on the forums, where you'll find many examples of inexperienced investors crashing and burning hard trying to do OOS REI...the story is usually the same--they had no experience with REI, they couldn't find any cashflowing properties locally, but they saw that properties in other states (often the Midwest) cashflowed well on paper.

They don't even put minors names in the paper for crimes most of the time.

Don't let anyone intimidate you with fake , internet papers.

They have a direct deposit and do it once a month.The key is always to try and get the best tenant you can. hope that helps and good luck  Some people with Cityfheps come from apartments they have lived in for years all you have to do is look at there paper work you have better luck of a good tenant if they are coming from a trasfer than a new Cityfheps application.

There are pretty good areas and some pretty terrible on paper look good areas.