My initial rate back in June was 6.99% although it's adjustable and has gone up since of course. 

I should have said in my initial post the seller purchased in May 2023 at 123K and did work on roof, HVAC and HWH and not much else from what I can tell.  

I would double my initial investment even after capital gains taxes.

This negative initial position can consume years of the cash flow.  

Exit at nearly double the initial purchase Lessons learned?

I initially thought may be a security alarm, but a security screen door seems much better solution.

Can you explain what level or initial investment was to start the program?

Exit at nearly double the initial purchase.

Initially intended as a long term hold How did you find this deal and how did you negotiate it?

Often they seem to sell in tougher neighborhoods because the initial numbers look the best there on paper.Generally I would look above Hwy 380 and maybe Sherman/Denison specifically, but there are other places too, depending on what your goals are.