Because of cost, duplexes are are a better choice and compete well with SFH and or apartments. 4.  

The homeowner insurance market right now is a dumpster fire with carriers refusing to write business and creating incredibly tight underwriting guidelines.

When tenants stay for ten years, it's usually because their rent is well below market rates.

If your leasing application process is thorough and well thought out, and if your lease agreement has been well drafted by your local attorney and if it includes clauses that permit you/your property manager enough latitude to maneuver and anticipate undesirable tenant behaviors, both actions and inactions, and you have operational processes which align with enforcement of your lease, then you've done all you can do to reduce this inherent risk of an undesirable tenant.  

Well no return phone calls.

Lake Toho is known for bass fishing.

@MIchael McCUe   I get it, it feels like an incredible weight that you could easily lift with bankruptcy.

The deal itself seems like an incredible opportunity for the right buyer,  penciling at a 9 CAP. 

Jeremy Congratulations - I grew up in that area and cost of housing has skyrocketed while incomes have not, so there definitely is a need for affordable housing in that area (as well as pretty much everywhere else)

I’m here to connect with like-minded individuals, exchange ideas, and continue learning from this incredible community.