EliotI have a hard time believing that a legitimate property manager would behave as you have rxperienced.1.)

So I would likely be having this property reflect higher cash flow than the $192/month.  

The kids are decently well behave but the problem is, sometimes they have friends over and sometimes they hang out by the porch where my wife has potted plants and flowers and sometimes they would bounce the ball and it would destroy the plants.

One reason you might be having trouble with your buyers list is that real buyers are probably getting inundated with emails and calls from "wholesalers" who say they will find great deals.

You wouldn't see a big return at once like a flip but you'd be having it paid off for you with, what sounds like, minimal work.

I see you are a broker as well so do you have any thoughts on how the market has behaved for the past few years in Blacksburg/Radford?

Which is something I picked up on from seeing others generalizing and assuming how people behave based on a short forum post.

I have a problem spending $400 for an appraisal just to know if it's "withing the range I expect", as I'm sure I'll be having to have it re-appraised again shortly after purchase upon refinancing to a 30yr fixed note.

I heard they will be having a Racine/Kenosha REIA soon, but I also have gone to some of the Chicago REIAs because there are many IL people either moving to or investing in WI.  

Hi @George PlumisI understand why you might be having some trouble in your situation.