I agree many/most newer investors under allocate for maintenance/cap ex.  

They will turn a profit year 1 and with a few small cap ex itrems and both leases being up they will roll into 2025 with a nice monthly net.

Is it in the path of progress at all, what's the tenancy, what does future cap-ex look like? 

I offered subto/seller finance, with a down payment to take care of ex-wife's equity, and a balloon payment 3-5 years. my question is if i use a TREC contract, would and list the details of the transaction, is there anything else i need to do as far as paperwork besides the contract?

Gross rents are 4550 so cash flow is roughly $2100. ( yes I know I need to factor in cap ex.

Your numbers are a little light and be aware of your cap ex in areas that snow.

unexpectedly, my ex-STR that did not get an STR permit when quotas were enacted, I got notice is getting its STR permit.  

Use a consistent naming convention - ex. 2024.03.25 Home Depot3 Maintain proper records - Contracts, Settlement Statements, Agreements, Promissory Notes etc.Additionally, you can track income and expenses consistently, using software or spreadsheets.As you scale, if bookkeeping isn't fun for you, consider hiring a bookkeeper for a couple hundred bucks per month.

i bought property at tax sale auction in Dekalb county Georgia, over 12 months ago, now i am doing barment,  i published ad news paper,  i sent 30 days notices to ex owners and all parties might have interest,  and the property now it empty / unoccupied.my question is: if 30 days notice expired and no body redeemed, can i enter the property and start to fix / repair the property, and rent it??

For example, if you don't like the area in terms of the rental market (ex. high crime area, rural, low cash flow, no appreciation), it would make more sense to just to flips.