Self managing for is valuable but not my cup of tea. 

As I've watched the idea of "Subject To" morph from being a solid investment technique suitable for experienced, PROPERLY trained and well funded investors, to inexperienced "no credit, no experience, and no money" newbies, I 've just shaken my head.

I know you mention other metrics in other comments, but this comment alone can lead many inexperienced investors down the wrong path with bad investing fundamentals.

So I’m betting you had a bad agent when you bought it (if you relied on an agent for comps) and/or you didn’t work with an agent and  being inexperienced at this you didn’t know what to look for in the way of resale inhibitors, or even look hard enough at the comps, it’s on you if you went about it without an agent or chose not to listen to them.. because ultimately it sounds like you over projected your re-sale price from the outset and as a result spent too much money on both the house and the rehab.

Hopewell (and all the tricities, but I understand it's not everyone's cup of tea) is a phenomenal place to have an investment property!     

Yeah, @Jeff Greenberg, I see inexperienced syndicators make that mistake too.It goes along with a question we see here on BP a lot:  "I want to buy a $1 million building but I need to put down $250K. 

So when I read threads that state that all of those programs are scams, I speak out to try to help people who are new and inexperienced see that some programs can be really worth it and not to just follow the anti-guru crowd. 

@Allan Smith, forgive me for being dense but I am inexperienced with listsource and do not understand what you mean here...

I always feel sorry for them paying so much but that's all part of the supply and demand curve.In my native New Zealand I have often told a seller to not sell as the price was too low, usually caused by an inexperienced or unscrupulous real estate agent.  

I don't disagree with you, I'm inexperienced in direct mail and marketing.