Once you have experience and learn to budget for occasional big ticket cap ex items that every house has whether it’s 100k or 1M, it becomes really hard to make any profit.

If the next investor can’t make a profit using it as a STR/MTR at your listed price, why would they buy it?

I would lock in a solid profit.

This is definitely making me rethink if it's a worthwhile gamble (especially considering the owner that is bey foreclosed on is supposedly a lawyer).

They have no profit motive so they will take their sweet, sweet time in installing any locks you need.

@Alex Scattareggia, the withholding tax, as you suggested, doesn't have to be an issue providing that your property is profitable enough.

After resale costs of commission, legal fees, and capital gains if the sale is in the 6's I might make 200 basis point spread profit.

I'm curious if you have considered approaching local non profits that might want a private partner.

Overall, it can be a profitable business, but most people get into it to become an investor and 99 percent fail right away because they don't know the slightest thing about repair costs, talking to sellers, and are only in it for the money and not to help people.

Just like you, she can do RE as a side gig and learn a lot more while she keeps her own nest egg going and her lendability strong with a regular job.You should loop her into a major document with all of the properties and all of the profit and loss and go through them one by one and talk about whether to sell or keep, and also base it on geography for her and your collective choice of management.