Us landlords just love the people making lots of money that dont believe in buying.

I've found that what I value most in regards to real estate investing are the people who know about actual home repair and can approach a sale from that perspective.

I would not trust an average number.This will be very specific to your management, your lease, your leased property, the area etc.Some people have made money, but I've not heard much about arbitrage lately, and some have lost money and  not honored their lease.In general this is just a job and not an investment, so it's widely discouraged in this forum.

Are you using other peoples money, hard money, conventional, or your own cash?

I'm familiar with recovery and addiction and I know some people just need to turn their life around.

I have practiced real estate and this is my third personal investment so I am more savvy than most, some people really would get screwed out of a good deal in a process like this for no good reason.

One tenant claims people are breaking into the house and hitting her at night.

That bubble will burst in a very legally challenging way for people who follow that bad advice.Second, you have to be in a position to handle a Due on Salecall.Third you have to be in a position to make every payment on time even if the property is sitting there vacant.You have to know why you are buying the property and what you are going to do with it to be cash positive without question.There are other things but that is a start.

If you want to keep them in possession until you die to avoid paying capital gains tax, you need a very low maintenance plan or to hand the maintenance off to a trusted advisor (child?)

Do you use vacationrentaldesk.com or know people that do?