However in my area which truly is horrible, about 75% of tenants go through about 4 - 5 jobs a year, own NO assets and dont pay taxes or care about things like garnishments or judgements.

This often happens when gutters backup or water curls under the roof and gets to the fascia board instead of going into the gutter.

When they are new they come with training from somewhere else and often that is bad training and needs to be corrected.

Whenever any banker sees my list of properties they often get overwhelmed, unless I'm looking for a commercial loan.

We knew that if our underlying loan went above 85% of the current value we often ran the risk of taking a loss.

This makes houses an excellent hedge against inflation because houses generally hold their value over time, can cash flow, and often provide tax advantages.

Often residents want to move in within a couple of weeks and it takes time to get all the information together to get everything accomplished in a timely manner.

I know its expensive but you will be well protected :)Or you save a lot of money and be better protected by doing this consistently and well:-carry appropriate types and amounts of insurance-sign contracts with indemnification provisions- obtain all necessary licenses and permits to operate your business-ensure all vendors/contractors are licensed and insured and list you as additional insured-sign well drafted and fair leases and be a responsive landlord -be an active owner or hire an active PM  who avoids or at worse timely eliminates premises liability exposure The strategies you often read about are sold by alarmist asset protection companies who fail to disclose how impractical they are.

These types of lenders often have more flexible criteria and can help with refi for rental properties without all the strict conventional guidelines.

The property is Huntington WV and is exactly 25 mins from where I'm standing, so I'm only calling it out of state because it technically is, but it's a location I'm fairly familiar and travel to often.