These include accidents (I recently had 2 units destroyed by fire), natural disasters (I have had two units each hit by 2 hurricanes), property management turn over (they sell or stop being as good, I have experienced both), or turn over of team (I am turning over at handyman and I suspect plumber), or just wear n tear of property (slab leak in poor location, sewer pipes rotted out (one unit this month), roof, foundation issue, etc.).  

We see a lot of success in the suburbs:Purchase: $80k-$130kRent: $1100-$1500 (no rent control in MI)1% rule: .9%-1.4% rule dealsCoc ROI: 5-12%Total ROI: 20-40%Cash flow: $50-$250/door (after all expenses and budgeting for maint, capex, vacancy)Appreciation: 3-10%+ (has been double digit for a decade)Location: C+, B-These numbers are based on the “sweet spot” in Metro Detroit.

I think we will see an extension of the unified estate/gift tax credit set to expire 12/31/2025.

With all of that said without know more specifics about what price points you're considering and location I'm going to Generalize1.

Jetting and cutting usually works best on conjunction with removing the tree/trees causing the problem, which is not always possible depending on location. 

@Stephen G.Overall, it seems like a sound investment given the location and financing.

Hello BP,New investors , how are you locating easy hard money lender or Pml ?

We do, however, have to register in the State where the property is located.

Welcome to BP - Alabama is a great market for BRRRR, I think you are well located to pursue that strategy - lots of great resources here though!

Given your extensive reviews and strong opinions about so many land investing courses, would you be willing to verify your identity as an independent investor?