I do want to warn about over leverage. 

Current pipeline of properties under contract are closing with about 16% of contracts withdrawn.Buyers are canceling contracts often leaving deposits with Sellers.Investors should re-evaluate resale values in light of the new reality.Any other regions showing similar declines ?

@Wyatt FrantaBrother, can you please shed more light on the industria asset class as to what options are there in terms of purchase price, down payment and returns?

After i saw the light it was 2005 and i decided to start buying duplexes here in Austin area.  

You can buy a house for around 50-75 grand that mostly needs paint carpet and light remodel.

No more flickering lights.

Basic issue, from a broker perspective, is tenant payments in light of eviction moratorium.Lenders are getting really picky about underwriting and vacancies/collections.Owners, especially cheaper rent neighborhoods, are seeing collections down 20% from normal.My gut is that once we're past this and stabilize that demand should come back.  

That includes principle, interest, taxes, and insurance as well.We have spent about $8,500 in repairs and upgrades including - revamping the landscaping, having the brick and siding professionally painted, installing new stained cedar posts and shutters, installing a new privacy fence and having it stained, removed popcorn ceilings, redid the taping/bedding, retextured, had the inside walls and ceiling professionally painted, installed a new cedar beam in the living area, new custom blinds for all windows, all new light fixtures and ceiling fans, brand new stainless steel appliances (range with double oven, dishwasher, microwave vent hood, and new refrigerator - all GE brand) Floors are in good not great shape (tile in kitchen and dining room and single bathroom, laminate in living room and hallway, carpet in both bedrooms) and would be the only other possible upgrade we would consider.

So unfortunately you're likely stuck with this bill.Here's some more reading on the topic:https://www.biggerpockets.com/forums/41/topics/167855-liens-after-forclosurehttps://www.primerus.com/business-law-articles/a-warning-to-investors-in-florida-superior-liens-survive-foreclosure-sales.htm

I budgeted $30,000 in rehab costs upfront, hence the light monthly repair cost.