Rehab cost overrun is where most BRRRR investors and flippers go wrong.

I decided to buy the property from my grandfather using a gift of equity, which allowed me to take over ownership without having to come up with the full down payment and pay for the tax lien and his closing costs.

Maybe that is gross profit when you sell it, but what about the cost to build it?  

Even 600k loan at 10% interest costs $165 a day.

  ( Maryland )  Small parking lot 12 cars plow and salt $450 . 2 in trigger Costs are regional for sure 

It costs me $1,500 to evict a tenant with it usually taking two-three months.

When you took in the increased cost of the build how did you arrive at that percentage?

Evicting them, even after purchase, could be a lengthy and costly legal process.

So, we now find most areas where the cost of PM leaves but the general real estate passive investment ROI for the investor hiring property management.  

Sherman does seem interesting though because of the lower cost and growth potential.