The roofer and I came to a quick handshake agreement in which he would replace all of the bad sheathing at no additional charge if I would purchase and deliver the wood to the jobsite.

Like said though if there ever was a state that the locals should stay in and invest in .. in my mind its that one.. no state income tax is a huge driver in my mind.  

Class of property is more of a driver regarding tenant turn over.

Closing was late in day on 31st which was deadline for delivering notice.

In the contract I also requested for the duplex to be delivered vacant which the owner obliged.

I dealt with it for a year trying to be nice to them, I wasted many, many hours writing and delivering late payments and eviction notices, texting, calling etc chasing rent and making payment plans.

I was hoping to find a group or someone willing to teach me about this market as I work a full time job as a delivery driver around town, as I see a lot of vacant homes in the areas I deliver to and would love to start walking away from the corporate money to making my own for my family to spend more time with my son(8yo) and reduce or eliminate the amount my wife works..

During the first year of ownership, the Smith’s building delivers the following financial performance: Total Rental Income $ 40,780 Less Mortgage Payments $ 16,210 Gross Income $ 24,570 Less Operating Expenses $19,836 Net Cash flow $ 4,734(Here is the first of the shortcuts: the above mortgage payments of $16,210 include the principal as well as the interest.

If you own it for 2 years as your official primary residence (where your driver's license and voting is registered, oh and where you officially live, of course), you'll qualify for the capital gains exemption up to $250k when you sell.Sometimes just having another pair of eyes helps to uncover your options.

which is what you need to come anywhere near having enough money to actually live on your positive cash flownow again i realize i am in the VAST MINORITY on BP on my thoughts of cash low VS  appreciation... but for me personally its all been made on appreciation cash flow was is just a place setter.. to allow the appreciation to happen  House price appreciation is a REAL thing and depending on what market you are in, especially in the coastal cities like LA, price appreciation deliver the most value to the investor over a long holding period.