It wouldn’t take much time with “steady” home prices for the graph to self correct. 4) I assume at least some of this is choice.

I would be self managing the property because I know the area well, have local connections to help out if in a pickle, and could get there in a day drive if need be. 

The owner said he would sell but at a very high price.

I'm doing tpc compliant texting to motivated sellers to book appointments. 

I don’t care if you steal a property, high quality tenants will never sacrifice on being safe and feeling safe.  

Where is vacancy, maintenance/cap ex, asset protection, PM (include it even if self managing as you deserve to be compensated for your efforts), utilities, misc.  

I charge a scaled pet fee based on the size of the dog with a premium for high risk dogs.

you can use a DSCR loan if your DTI is too high for conventional. 

In North Jersey, buying is difficult from my beginner perspective with high prices, property tax, etc.Barrier to entry feels high in my area.

It's up to you how far to take this though.When we're faced with this, we try to hold the tenants accountable, by pushing hard to do self-showings.- Who better to show the house and speak positively about than a current tenant?