This person pays one full month and now I am switching companies to evict them.The director of operations keeps getting fired and swapping with a new person and then they email me and dont even remember that we had already spoken on the phone about the eviction.I learned more about the eviction process by talking to other local brokers and property management companies who I wasnt even paying yet than I did from my own company.

Any underrated markets worth exploring?

Leverage the Right Relationships – Your network is your net worth.

If you pay off a property or owe more than it’s worth, you can still owe or not owe capital gains tax.

I think this is a rabbit trail definitely worth following. 

So the money partner increases their new worth quickly as the property forces equity usually through repairs.

Any trends or insights worth noting?

I would start there and then see if they are worth the shot! 

Is it really worth the higher rate and poor experience?

If it's worth $1.3 million today, it will be worth $3 million or more in 20 years, you'll have paid off the debt (or most of it), you'll earn at least $3 million in cash flow over those 20 years, and you'll have tax benefits.