Having your son involved in the loan, title, and insurance policy does have both benefits and drawbacks.

If the condition is similar to the market average but your rent is severely under market rate then I take an average between the current rent and the market rent and send them the following message 2 months before their lease is up (assuming you aren't in a rent control market),Dear Tenant,Some nice words and remind them that their lease is up within 2 months, please select the following options about their new lease, also mention that you are doing the best you can to maintain the rent as low as possible but with inflation, insurance and property taxes increasing, you have to raise the rent to keep up with the rising expenses. 1.

Every two years you have to get it tested.  

Quote from @Mark Marino: Greetings,I have done rent to owns for years without much marketing/advertising.

There, you'll find detailed information on investing, both in general and specifically in Las Vegas.Before I continue, note that unless otherwise stated, the charts only include properties that match the following profile.Type: Single-familyConfiguration: 1,000 SF to 3,000 SF, 2+ bedrooms, 2+ baths, 2+ garages, minimum lot size is 3,000 SF.Price range: $320,000 to $475,000Location: All zip codes marked in green below have one or more of our client’s investment properties.What we are seeing:The chart below, from the MLS, includes ALL property types and price ranges.

Offer a personal guarantee (reduces investor risk if you have the balance sheet for a PG to be worth anything).  

Off-market, agent-listed, or are you networking with other investors who have deals lined up?

Thus, I’m going thru background and experience checks of GCs, with relevant experience before selecting one instead of using my usual crew which doesn’t have such experience.

The more rentals you have the more risk there is to having a bad situation crop up.

Another you could have done was to call a few other PM's in the area and get their take on the rent range.