I recovered in time for the home inspection and arrived and it was a nice duplex, side by side 3 story identical 3/1 each side.

PITI is $3,100.Moving out of state in a few months.There are still new builds identical to my model for sale going for $475k and rental comps in the area are about $2,650-$2,750.I don't need the money now but losing $400/month is not good.The one saving grace is is that investors are bringing $300 million go my neighborhood to turn it into the next downtown.

It looks like we had near identical situations.

Alpha flow is Nav Athwals original partner at realty shares and I believe their model is pretty much identical to Peer st..

You can have two houses that are identical according to the data on paper/ virtually, but millions of dollars apart in value for infinite reasons that you just can't know without being there (level of finishes, condition, smell, same builder or different, how the property will show to potential buyers, micro-location (same sub-division or different one across the street, one has awesome views while the other doesn't, one could be on a lake while the other isn't, one could be next to gas station or on a busy street, near train tracks, a smelly factory, backing to commercial or high density multifamily, one could have settling issues with the foundation because of expansive soils while the other doesn't etc. etc. etc.).

If there are no consequences to theft, there's no law.

(Once again, the feds have made it harder and more expensive for smaller investors)Cash to close:~$56,000(seller pays closing costs)Rental income: $1,600cash flow: $79 /monthCoC ROI: 1.71%CAP rate: 6.8%You could maybe negotiate and get these numbers a bit better, but that's about what I would expect in the 'turnkey' realmThere are much better deals (on paper) available, but you begin to tread into higher crime areas where the tenant pool is not great, and the associated costs of theft and vandalism expenses, and the expense of mitigating theft and crime (security cameras, caging in AC units, providing off street parking) are difficult to manage for a beginning OOS investor.Or they may require some rehab of some kind to make it rentable.ALL that being said, if you ever want to connect and learn more about my market, reach out!

It just seems like the most useless data of all time for any city that isn’t 100% identical properties in identical quality neighbors built the same year. 

This sounds like your PM needs to be held accountable, for screening residents, verifying identity, payment informantion, etc.

But it's not a perfect fix, and there are still some tricky legal parts.LLC-Making an LLC means the property has its own legal identity, which might protect your personal stuff.