If sales prices in the local real estate market are increasing, as they are now in much of the country, there is less risk in taking on a project like this. 

I have been considering building a treehouse on a parcel I own as high as I am able with a wrap around deck with 360 degree mountain views as my next project. 

Without being in the situation it's tough to say for sure what exactly the PM should've done.

Tho it seems Google Ads has changed their algo significantly in recent years, it's tough to keep up. 

I am not saying all smaller syndications are good places to park your money, and all larger syndications are bad but the smaller syndications who are in pursuit of the smaller checks are doing so because they are the only viable check writer for their projects, not the preferred check writer.

Managing out-of-state rentals can be tough, but having a solid local property manager helps a ton.

Yeah, it really has been a tough scenario, and I want to share it with those that are considering the BRRRR method.

@Yixiong Pan, do you have experience managing rehab projects that are local to you?

This home is going to cost you more money every year, particularly if you have a tough turnover with a bad renter, which is highly likely given your manager's current performance.You've already lost seven months of income ($1900 x 7 = $13,300), plus utiltilies, landscaping, and other expenses.

Pretty tough to get folks to part with their cash with no title insurance and I don't blame them..