That absolutely eats any potential cash flow.. we moved here because of cheap property taxes and turns out it’s not so cheap after all if you’re an investor lol.

You could have someone walk each unit and turn off the water supply to each toilet for 5-10 minutes and see if any tanks runs dry.

It turns out the machine was allowing free washes, and with a replacement part should be back up and running. 

build to rent is great. they are an intermediary that help investors contract direct with turn key new build. they are pretty sophisticated we have sold a house so far and we are looking to sell other multifamily with them. there is a vetting process and as an intermediary they don't control construction they help vet builders and establish relationships. they have a big team. the other builder I've never heard of but unless you can see your house I wouldn't touch it. rent to retirement has a strict policy of 90 days until certificate of occupancy until they will send a deal out they are good at what they do and I'd recommend them. they have options all over the country and established relationships.

Sure it may require some touch-ups here and there when you're done, but for the most part it turns out to be nicer in the end.

But when it comes to choosing or creating investments that will produce a return along with personal fulfillment or enjoyment, then I say it definitely matters what you invest in and where you invest.  

Start with small goals, and soon enough, you'll find yourself turning away business.

I'm imagining something more like add a wall, turn a bedroom into a kitchen-living on one side and a formal dining room into a bedroom on the other side, maybe add a half bath in each unit.

In turn they will help you find off market deals as well.

And what is your price point and are you looking for turn-key properties or something along the lines of a "fixer upper"?