Sometimes, the more old-school approach like posting on local community boards can help you find reliable tenants.

can you layout your typical transaction with these folks its unclear from your post how these were set up.. are you a borrower and they are the first position lender on flip deals ???

So, what is happening today is not as important as what will happen in the foreseeable future.If rents are increasing faster than inflation (I use 5% per year as an average rate), then it may be worth holding the property, since your cash flow will increase as rents rise.However, in your post you stated, "Mortgage rates have kept increasing as well, that's why I put a range on negative cash flow."

So post your numbers and let us take a look......even give the address if you're comfortable doing that.

Originally posted by @Danny Johnson:@Luke Grogan I'd love to talk strategy with you regarding the systems you've been looking at. 

Post the listing, Any local investor would be  able to tell you if you were fleeced in the acquisition, Birmingham is notorious for being different street to street. 500k houses one street over from 100k houses.

Sorry to jump on the back of this original post but I have a follow-up question to this response.

@Stephanie SelbyRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

There’s been lots of good posts on this thread, including many opinions I don’t NOT necessarily agree with.  

I'm simplifying but by no means do those riders enhance coverage - they prevent the contract from being voided and add premium to make up for the increased risk.You're an investor with multiple properties so adding this type of rider isn't really what your initial post was about at all, was it?