It appears it was a compound issue. i found where the teen of another tenant went to smoke in the attic.

This is a compound interest formula...not a simple interest formula.

Most of what we see listed is garbage imo, nothing like getting the privilege of paying retail after repair values on houses needed 60 or 80K of rehab.Its not worth chasing the market. 

To compound the difficulties, I'm out of state. 

I’d find the motivation when you interview for the privilege of helping them with their situation through the vehicle of real estate.

But you would only be able to save your income from your jobs to start investing again, whereas if you stay in your current situation, you could have the cashflow and your income to compound and buy more properties faster.

Nobody wants to buy high and lose money, but by choosing not to take action I would intentionally forgo the most powerful potential feature of the compound interest formula, the exponent.  4.  

Then determine how many buckets of compound, rolls of tape, screws, corner beads (inside and out), sanding screens/sandpaper, etc...You will need to do the same thing with each scope item to get an idea of what the material costs might be.

I had the privilege of walking through one of the units last week and based off MY assessment of  that particular unit I came up with $12K for four but I won't know for sure until I see the other three.

By the way, when was the last time you spent a few minutes getting to know your waitress and her restaurant, then left and got a bill that would cost you a day and a half of your life for that "privilege".