$3500 in repairs with little downtime in getting it fully occupied.

Even if you do find such a deal, getting it to cash flow after repairs and a cash-out refinance is extremely difficult, especially for single-family homes.

I have a proven track record of being able to identify a property, make the appropriate repairs, and have an ARV that exceeds the cost of purchase and repair.

Hopefully, you can meet genuine people that want you to succeed and will assist you in your endeavors without trying to take advantage of you.

Here's a list of things to track:- Formal lease application- Formal signed and executed lease specific to your state- Payment history (I recommend using online rent collection like Apartments.com, RentRedi, etc)- Maintenance requests and receipts- Accounting for all rental-related expenses (repairs, utilities, etc) The more you treat it like a business, the more helpful you are to your CPA come tax time. 

Repairs were $25,000.

Every PM operates differently, and at the end of the day, there is tons of information you can navigate on your own in the beginning stages online, but surely there will be PM's that would be more than happy to assist you on journey. 

Hi Junior, I'm in Atlanta, but I have sold properties in Macon, Ga if you every need any assistance.  

They provide one-on-one assistance from my specially assigned   advisor if I need more extensive assistance for an hour a day during zoom, in 15 min interval appts.

Be sure to have the gas, water and sewer lines inspected as these may be dug up or collapsed - and very expensive to replace/repair.