The Niagara Stealth advertises it's ultra-high efficiency @ 0.8gal/flush.I pay for the water in my rental units, so I was looking for something that's going to cut my costs on water, but also doesn't clog and need constant repairs.What do you guys think?

I would try and cut out the PM it's only a SFH to increase your cash flow.

These turnkey marketers – or promoters, same difference – they usually bump up the property price by $5k to $20k to make their cut.

This one would also be cut into 8 residential tracts but those would likely sell at only 5k an acre. 

You cut the time to "immediate, no waiting" or you take the property in it's present condition, or both, no stings attached.

Encountered the same problem recently looking at a deal that was comped as if it pertains to residential comps in the area and if you cut the asking price by 50% than you get to the valuation based on NOI which is more realistic....

TurboTax is not going to cut it as you are moving forward.

I had to replace the roof $6k & cut the grass $1200.

Think of it from the PM's perspective: if you were them, would you deal with the significant headaches of a C or D area (non-paying tenants, trashed properties, crime, police calls, etc.) for a 10% cut of a single property (probably just a few hundred bucks a month) ...I wouldn't.To make matters worse, the property isn't appreciating (because it's in a low appreciation market, or even a depreciating market), and the tenant pool is primarily made up of people with bad credit, low/no income, and a history of property damage at the previous places they've rented.

Duy-and-hold strategies in tertiary markets like Birmingham just aren't cutting it anymore.Turnkey Providers?