I'm still in the process of finding an alternative solution but I thought I'd leave this here as a warning for others looking to make a decision.For reference, I'll just post their email response to me here:As we review your inquiry, we would like to remind you of the following key points from our Terms of Use:In no instance shall ShinePay be liable for any of the following:"Lost revenue from service interruptions.Lost revenue stemming from delays, malfunctions of any product.unauthorized gains access to your account or due to shared passwords or if your password is hacked.Destruction to properly, places, or personal injury resulting from the installation, misinstalling, or misuse of any product.Lost revenue from entering the wrong account number for ACH or other bank transfer or money transfers or due to any delay in receiving funds.Damage to your structure, machines or car resulting from use or installation of our products.Any funds collected that are paid to a person that does not own the property.Any harm from defeating the lock and technology that controls the lock to a device.Failure to properly service any product or machine."

Keep in mind studies have been made to where rent control actually lowers vacancies and increases rents.

When something goes into default, like this property has has, I have little to no control yet assumed a lot of risk. 

@Sharon Porter,Investing in a state-controlled property like this can be an opportunity, but it's critical to understand the legal and logistical nuances.

If you don’t establish the right foundation first, you’re just letting the numbers push you around instead of controlling the deal narrative.I actually built my own underwriting calculator to streamline the qualification process.

build to rent is great. they are an intermediary that help investors contract direct with turn key new build. they are pretty sophisticated we have sold a house so far and we are looking to sell other multifamily with them. there is a vetting process and as an intermediary they don't control construction they help vet builders and establish relationships. they have a big team. the other builder I've never heard of but unless you can see your house I wouldn't touch it. rent to retirement has a strict policy of 90 days until certificate of occupancy until they will send a deal out they are good at what they do and I'd recommend them. they have options all over the country and established relationships.

I called animal control and the city myself and facilitated the process getting a bear proof dumpster. 

With proactive communication, they will demonstrate they are in control, and you can rest easy.Start by going to www.narpm.org to search their directory of managers.

Obviously the Detroit market can be pretty seasonable but a lot of this sounds like controllable things from a PM.

Appreciation is unlikely, and selling later may be tough.Challenges of an Out-of-Area RentalLess control over tenants & maintenance.Emergency costs (travel, major repairs).Harder to sell if the area declines further.Better Approach?