The roof, AC, plumbing, electrical and flooring will eventually need replacements.

Hit me up with a PM, please.

Did my wife and I get $60K worth of raises and then get hit in the head with paint cans by Macaulay Culkin or something? 

@Tori Rhodes faster ways to scale:Buy a portfolio from another investor- Get seller financing from a savvy one that doesn't want capital gains hit!

One example would be the office sector being hit hard with defaults.

Low insurance" is concerning to me, as Athens gets a LOT of high wind / weather / tornado activity for unknown reasons - they just got hit again last weekend. 

Overcrowding can strain plumbing, electrical systems, and air conditioning, leading to expensive maintenance issues.

It takes no additional work on my end after the set up, you get every property in your criteria that hits the market, and I can help you with that property if you decide to make an offer.

Are you accounting for everything—taxes, property management, maintenance, insurance, reserves—and still hitting your target returns?

Typical renovations include:Cosmetic Updates: Painting, flooring, kitchen and bathroom upgrades, and landscaping.Structural Repairs: Fixing any underlying issues such as foundation repairs, plumbing, or electrical updates.Efficiency Improvements: Adding energy-efficient windows, new HVAC systems, and better insulation to increase the property's overall value.The goal of the rehab phase is to increase the property’s market value while making it an attractive place for tenants.