You are not even scooping your initial investment so your cash on cash return is negative.

I initially got a variable loan.

I wanted to use the camera footage as evidence in a civil case against the tenant.I was initially told that it would take 2 weeks to get the footage to me, then that blew out to several months, and now finally 6 months later they finally get back to me and tell me the footage doesn't exist, even though the initial report said cameras were activated.That footage would have shown that the tenant was making threats to damage my property (which she made good on).Do I have any recourse on the police for failing to provide the footage on a timely basis?

Beyond this initial purchase in Massachusetts, I would like to continue growing my portfolio in the New England region.

Continue Renting options (self-manage or PM) - Our initial experience has been smooth, but of course not perfect.

Must be nice that those “crimes” deserve so much attention.It is my belief that most RE investors are best served initially investing near their home.

If so, how did you approach it initially?

Having a property manager would alleviate the initial call but not the actual event or my need to deal with it.

The 1% "rule" is not a rule, it was a simple guideline that was supposed to help do a quick initial vetting of a deal.

Use your $30k for down payment or initial rehab but budget extra for unexpected repairs.Your lead methods (D4D, DealMachine) are strong.