It also includes managing your existing investment well to ensure you aren't bleeding money due to bad tenants, excess maintenance, etc. 

Sometimes the long term capital gains are palatable and it may make sense for you to pay the tax rather than force a bad deal.

A 40K rehab doesn't sound too bad either.

But can anyone here actually speak from their OWN experience as to why NWAC is bad?

Like any investment, there are good and bad deals.

Maybe not as bad if not in a beach town?

Dear Geri, Very, very sorry to hear about this investment gone bad.

I probably should have pointed out in my earlier post that there were these other factors that influenced my decision not to own in that area again.

It is possible that it will comp out but I might hire an appraiser to see what they come up with.It depends on how bad you want it.

Make sure that you're properly vetting your team members especially your agent that you work with - your investor agent should be looking out for your best interest and should be able to explain why something is a good/bad deal.