For the soft costs, vacancy, maintenance (including capex) you should always plug in your own numbers based on what you believe to be reasonable costs over time. 

The market softness is a factor as well, it takes longer to sell so the holding costs increase.

We get down there less than 24 inches & find a 2inch soft conduit with a LIVE 240v power line resting on top of the old sewer line???

If you have a soft approach to people, be sure whomever represents you does as well.As for me, I never and have never hired a company to manage my properties.

(the ones you sign a release for) The credit checks done by random credit card company's, Credit check's you don't request (credit card offers, insurance company's etc.) are a soft hit and carry less weight.

I'm not completely in love with it and have considered parting with it, but the market is still a little soft and it may take a while.

But the paper on those is much like Time Share paper very soft lots of defaults.

And yes, in muddy waters you'll get carp, if you want a nice bass or trout, might change the fishing hole.New investors would be better off with commercial seller financed deals, there are tons of them and you don't have the residential issues and compliance matters of consumer notes. :)

You are not including soft costs.

There are a lot of areas with double digit annual appreciation over the last several years, including much of GA, and believe it or not we are actually coming out of a bit of a 9 month soft landing with housing and there are some good days ahead again.