No one can see the future, so who knows what the next 5-10 years will bring.10% Is not an extraordinary return, but not bad either.

@Justin JohnsonYou need money to get money (leverage) - having an fha mortgage did you put 3% down.Until you get 20%+ down it’s going to be more complex to get leverage and I would argue even if you could get leverage borrowing money with no reserves is a very bad idea

I refinanced the $300K mortgages keeping it at $300K increasing my cash flow by more than $18K/year.The good news is 1993 was a bad year and there are pages and pages of RE auctions.

The problem with these set ups is you agree to keep your mouth shut if things go bad, but be an advocator if things go well.That's in the language when you deal some of these turnkey folks.

The meaningful relationships are earned by being a trusted advisor  who provides accurate information even if it means your client will be less competitive on that particular opportunity compared to the buyer who arrives at their purchase number based on bad advice. 

Free or discounted stays by friends and family count as "bad" personal use.

If they’re doing it for dirt cheap and gave great service, I’m a lot more likely to give them a “bonus” than if they charged me full rate and took a long time to get to the worksite.I don’t think there’s a hard and fast rule on anything, but if you want them to treat you well, you need to treat them well (pay when asked, provide meals for him/her and their crew, be flexible when you can, pay extra, etc.).   

Honestly, I would sell it now while there are still an endless supply of foolish newbie investors out there that have the capital to throw around $2M with no underwriting skills and assume they'll cashflow based on bad advice from realtors and youtubers.Eventually once everyone starts wisening up to these investment-only properties being a negative investment, prices will start falling and you might lose that equity. 

I feel bad/selfish for wrestling with this (my pastor had the same comment about if you want a "gross blessing" tithe on the gross, if you want a "net blessing" tithe on the net. 

I learned very quickly that they are bad at every level, but you learn how to deal with them.