Small towns can be lucrative depending on the unemployment level, population trends and safety.

Going through the experience and taking action will add more to your future wealth, then getting stuck in the numbers - CoC or ROI are not set in stone, and they also are just snap shots of what you see today.

www.realtor.com/news/trends/households-shrinking-spare-rooms

Seems to me that area is massively over build or going to be overbuilt for the foreseeable future..

My goal is for investing to grow my wealth and maybe replace my W2 in the future.

That does seem high.Best practice to avoid surprise water bills like this in the future would be to request copies of the recent water bills while under contract for due diligence.

Would love to hear what you’ve got planned for the future.

Hopefully I'll get to meet y'all in the near future as I have just decided to begin the quest to build a rental portfolio as well as some other prospects.i recently had a health scare that made me remember nothing ventured nothing gained !

This is an LLC.SELL NOW proceeds:                                        $3,750,000Less Tax (3,750,000 x 0.333)                              1,248,750Net                                                                         2,501,250Income after sale: (2,501,250 x 0.04)                   100,050KEEP- then sell (IF the whole business is sold later)(in today's dollars)Appraised value                                               $26,750,000Minus debt                                                            5,003,000Minus closing costs (7%)                                     1,872,500Net on sale                                                          19,874,500My share (22%)                                                     4,372,390Less Tax on future sale (1031-ed or stepped-up basis) 0Net                                                                           4,372,390Income while holding (allowing for poor business performance) 75,000 to 100,000 annuallyIncome after sale (4,372,390 x .04)                                                                       174,895 annuallyI want to hold onto it, but I'm receiving family advice to sell now.

If you provide excellent housing and excellent service it is likely that your turnover rate will be lower resulting in less future vacancy.