As Shawn mentioned above insurance is going to be a HUGE deal in Gainesville as well as HOA's.

@Cosmo DePintoThe BRRRR is alive and well.

We strive to make sure our partners are well-equipped to achieve their real estate goals.Our CommitmentWe genuinely want our partners to succeed, and we invest heavily in their success.

It may sell at a loss if someone else knows that you are trying to get rid of it because of a bad tenancy, but if you can get a well qualified tenant in there, then it may be worth keeping at this point if you can make it get some decent cash flow.  

This post can be informational:https://www.biggerpockets.com/forums/51/topics/1088325-expla...as well as this discussion:https://www.biggerpockets.com/forums/51/topics/1225072-do-i-...A lot more of similar older threads can be found on this very forum.

Thank you, and that's what they explained, but without knowing as much about taxes as they do, my first thought was "well can't I reduce the number in my "repairs" line to increase the deduction "number" in my depreciation line?   

One is humid and one is dry, the types of activities to do are different in each city, take a look at where you would be the most happy as well if you're going to be living there!

Well, you can buy little portable washing machines that hook up to your sink- not unlike those freestanding dishwashers.

There are a couple opportunities thats on MLS currently, and I am crunching through my math and it seems to work out well (positive cash flow, decent cap rate).Some key assumptions I hope still holds true today:  low vacancy rate in general. ~1000-1200/month for a room in a single family house / duplex. 

I’m open to other suggestions as well, but especially interested in any info/suggestions regarding the markets listed below.