We are by no means experts, but after 40 years of marriage, we still like each other and are great friends and lovers.  

Good tenants live in bad neighborhoods too, not all of them are bad, most just got themselves into unfortunate situations, divorces, had kids too young and got in over their head etc. there's slot of money to be made in these areas if you're smart about it and do enough research.

That will be your best next option for buy and hold once you hit your cap of 10 properties unless you 1031 exchange into less finances properties to open up slots.

I now want to terminate a lease and all my correspondence with the tenant has been through text and email but my lease states I have to either 1st class mail or hand deliver (post to door or using door slot allowed).

Having several exit strategies is one of the main reasons so many of us love real estate.Thanks again,Allen

Allegedly the money order I put in the mailbox  slot that directly deposited into the apartment the manager  “lived in” like one day a week was lost. seeint the writing on the wall I negotiated an offer to leave.

I'm a 2% rule lover (I know some BPers like to bag on the 2% rule but I don't care) and this property is currently at just over 3%. 

Housing supply is never going to catch up with demand without huge government incentives or intervention, because there's no financial incentive to build housing for sale, much less for rent, in the slots most desperately needed (sub 200k); the cost of labor and materials makes low-income housing construction make no financial sense whatsoever. 

I love RE

I later learned that this had to be requested beforehand - a lesson learned for me.Their availability is limited, with the next slot open a month away.I have reservations about their reliability, especially after going through their less-than-stellar Yelp reviews.I also consulted with an attorney regarding this.