There is no way more than 10 people can fit in our dining space.I was hoping this wouldn't be an issue but after being live 2 weeks we've already received 2 inquiries on VRBO where the potential guest asked about the dining space and ended up not booking when they found out all 16 people couldn't eat together.Is this a common occurrence and I just got unlucky with these 2 guests or have people figured out a hack for extra dining space?

Old systems breaking can eat into reserves very quickly. 

I want to make sure that the offer makes sense: Details: SFH, 4/2Cash out = $133,000 @ 70%LTV ($190,000 ARV)Rehab costs: $47,800Holding costs & loan costs: $14,600Offer = $74,000With this offer, I would be eating some, or really all, of the loan costs and if I could get the tenant to live in the property while the rehab is going on (maybe an outlandish thing to assume), this would cover the holding costs.Does this sound like a decent deal? 

Especially if you don't need the cash from the rental to eat, I'd reconsider selling. 

We figure each mail piece costs about 85 cents when we either purchase a list, create our own list, pay for the labor, paper, stamp and envelope.85 cents is not a lot of money, but 20,000 mail pieces will cost $1700 and then when you don't get one good lead (and that is common for 20,000 letters) then that $1700 eats deep into your pocket when you can get thousands of leads for free.One problem with direct mail is I get no less than 3 letters every day of the week from investors wanting to buy my properties.

So they can make their own food accommodations whether they choose to eat out, cook at a friend's house or get a place with kitchenette facilities is up to them. 

Hmmm sounds like I should I should back up and eat the loss and buy in a better neighborhood.

Only thing is HOA eats into rental profits causing me to go below the 1% rule, more like .08%.

Those will probably eat up a good portion of your cashflow.

Yeah, makes sense not to file under 5K because higher premium would eat away expenses recouped.