You calculated $400/month, but did you account for repairs and vacancies?

ALL my repairs are NOT crazy expensive, and I have very little maintenance repairs as we reno properly when we buy.

He wasn't going to take on owners who had old properties that were in constant need of repair and weren't going to maintain things. 

My first mentor had a love/hate relationship with the program because of their rules about repairs and withholding payments.

There are way to many PM's not getting properties rented and they are staying vacant, there is also way to many rentals being rented less than market rent to get a "quick tenant" causing investors to lose money, you will also need that PM to be completely productive and quick to the applicants and also not trying to incentivize off of your property needing repairs.

I bought Class C in Indy in 2023 and now my cash flow is non-existent from repairs called in by tenant (7 times in 9 months), capital expenses (stolen AC unit before tenant moved in).

-Have go-to contractors for repairs and inspections.Use Tech:-Use property management apps to keep track of rent and maintenance.

Look for books on "how to repair your house". 

He is wondering if he should take the 300k as a price reduction (leading to boot from 1031 as he does not want to go higher than 25% down payment) or if he can avoid boot by keeping the price the same and take the 300k in a capex escrow account with the title company to be used for repairs over the next year (title company and bank are ok with this).

I'm looking at a short sale that's $335,000 and it's after repair value would be pushing $400,000.