But man o man the prices were a fraction of this back in the 70's , 80's.   9 or 10% mortgage on a $60,000 loan was nothing too devastating, even with the lower income at the time.  7% mortgage on 500,000 loan is brutal!   

Plus mls dues, association dues, electronic lockbox access, e&o insurance.All these costs are on the rise too.

The variables in your algorithm should take into account DOM, bid counts, MSA, O/O bid density.

It's interesting that many of these VC-backed PMC's, despite having 10k+ properties under management, aren't doing well financially - one of them just merged with another industry-related company also not doing well.Just for fun, here's a partial list of PMC expenses that owners pretend don't exist:Office rentComputers, printers & softwareInternet & phone billOffice furnitureOffice supplies: paper, postage, ink, etc.Office liability insuranceAuto expenses: monthly payment, insurance, gas, maintenance, registration/plate feesBroker license fees: annual, monthly board & MLS fees, continuing education fees, E&O insuranceEquipment: lockboxes, signs, etc.Business income tax preparation and paymentsStaff payroll & payroll taxes Time Tasks: answering phones, calling past due tenants, scheduling tours, taking marketing pics, processing those pics, writing ads, researching rent amounts, posting ads, explaining to owners how rent determined & showing where ad posted, opening & processing mail, posting payments, bank deposits, scanning documents & posting to owner & tenant portals, explaining accounting to owners so they understand their monthly statements, taking pics/videos of repairs, finding reputable handymen and contractors, confirming they're properly licensed & insured and tracking annually, verifying repairs done properly, processing invoices for utility bills, repairs, taxes, city inspections, scheduling periodic property evaluations/inspections with tenants that don't want strangers in their homes, explaining to owners why something is taking so long, and more & more & more...OBSERVATION: many owners only want to pay a flat fee or 50% of a month of rent as a leasing fee - without realizing the repercussions. 

Engage with the vibrant community here o BP. 

Since without a quiet title action the title may be subject to challenge by the former owner or lienholders, title insurers may not be willing to issue a title policy w/o exception for that risk.I don't know what a 120 affidavit is. 

Tenant vetting was apparently sub-par as well, ending with eviction and several months with no rent.

It's called a J-O-B.... 

In general,I think C/O is the way to go though. 

@Seth WilliamsIt’s just something else that tenants will be calling about on a Sunday evenIng -“my shower is broke ..there is no pressure and o think it’s clogged up “ That or they will smack the head with a hammer or unscrew the head oFF and let water dump out if the pipe like a garden hose effect .