Switch to M2M with a moderate 4% (or full 8%) rent increase and the requirement that you be able  to show the apartment to prospective renters as soon as they give notice (written into new M2M contract).

I added a couple of links in the previous message but the moderator took them down.

Not trusting OceanPointe's "renovations" I had a home inspection done and they estimate my renovations  would be moderate to advanced to get it up and running.

You have actually inspired me to create future projects of my own via the internet and the future success of that will all be thanks to you.Jon, you're firm but fair moderation of the forum is most certainly appreciated, I know that you're hard at work deleting and editing posts to help keep this forum spam free and content filled and its thankless work but you still manage to find time among your every day investing life to do so and you deserve recognition for that my friend.

Any recommendations for low tax areas with cashflowing townhouses/condos and moderate growth?

According to the flyer they want $134,000, it is within walking distance of an elementary school and it is on a low-moderately trafficked street during rush hour.

As one of the original BP members, a very long time moderator, AND a BP podcast guest twice, I can say that BP does not endorse anything, they simply offer a means to educate yourself and network with like minded people and it has been a great resource for me both when I was fairly new and even today as a seasoned investor.

The home was not too far from an Air Force base so I thought I would have moderate vacancies here/there.

You should report him to BP moderators to make sure he's not targeting other people. 

In my experience for a 3/2 around 1000 sq ft a full gut is up to 70K and for the same house a light/moderate rehab could be around 20K-40K