Ask for seller concessions to cut down closing costs.

I think you can go as high as 15% but it's cutting into your margins and depends if you are a GC yourself or not. 150k is close to a million or more.

that will cut out many of the "best" areas even in cheaper markets.- You can look into call kinds of economic growth and financial indicators as well to help narrow the list.- I've also heard of people choosing a market because the team they could put together in that market was the best team they found

I tried to work with my tenant but they cut off all communication with me and wont respond to anyone.

If your current team isn’t cutting it, switching might be the best long-term move—even if it requires some short-term effort.Hope this helps, and best of luck with your investments!

The flyer you linked is about food safety rules by the Department of Agriculture and states they only allow true service animals in food establishments.

If the agent is not working out for whatever reason, cut the tie and move on. 

Plus, you already know the market, which gives you an edge.

Instant equity creates a margin of safety.

I would also cut down on the photo count.