There was an episode on American Greed about Remington financial.. they were in business over 20 years their target was small commercial to bigger multi or commercial.. they charged 5 to 10k DD fee's estimated they brought in over 200 million in the 22 years they operated.. by the time the FBI was done with them.. they could not establish that they had made more than 11 loans in all those years.... long prison sentences. your instincts are fine and intact.

. - I liked what you mentioned until the last sentence :) Looking for areas that have bigger economic engines that can create stable renters and lesser headaches.

(I didn't fully understand your angle on the last sentence though.)

Now I spend 4 hours once a week powering boiling water in corners, bed frames and any other hot spots.I recently went and read some reviews, they all complained about bed bugs in the first sentence of the review. 4 years ago, this was not an issue, now I seem to be just stuck.

Let me know if you need clarification on that sentence.  

The two sentences you wrote in your original post, which I have quoted above, tells me that you may not have a marketing plan for your business.  

I wouldn't bother with condos as the HOA will raise hell.Regarding your very last sentence, about HOAs, I just spoke with a rep at a national corporate housing firm as I was getting their thoughts on different markets, property types, etc.

One more thing.Your opening sentence says "I'm in the process of evicting one of my tenants"but further down you ask "Can I still serve him a 5 day notice....."

The problem is the guru's promote turn key and passive in the same sentence and sell it to whoever wants to believe it.They help them to keep drinking the coolade until they almost drown in it.If you listen to Memphis invest there is almost no way a property can be purchased for 30k or 40k that has been fully rehabbed.To buy a property and fully rehab it and resale it likely a 70k or higher property so the turn key can still make a profit.There is a major difference between pictures taken replacing the roof, electrical, plumbing, HVAC, etc. for a total rehab and then a guru or seller saying (newly rehabbed).

But (I know I should stop starting sentences with conjunctions, I skipped college English) there is a redeemed house that is back from the dead up to rejoin the living.