@John Cooper find an experienced landlord-tenant attorney for their input and potentially handling your eviction.

My point is even some experienced operators doing more extensive/sophisticated value adds are struggling in this market. 

"I would have reward him with 60 days time to find another place"You need to reflect. you may think so, but other experienced investors think otherwise.as you said "There are landlords who are proud to own properties while offering their communities a nice and safe place to live (and enjoying the benefits of having someone else pay for your appreciating asset).

Experienced investors and newbies alike stand to benefit.Will meet once per month to start. 

I tried in Jacksonville but even the experienced investment realtors were telling me "If you can get $300 a month in net income, your doing great!"

Connecting with local lenders or experienced investors can really help you get clarity.

I think every house has probably experienced some sort of water damage at one time. 

Nothing wrong with partnerships - I have used one to scale way faster than I would have on my own because he brought skills I didn’t have - but if you can do a deal on your own first to get a better understanding of the entire process it may help you identify what you need from a partner and what types of things should be in the operating agreement.As for the operating agreement, be sure you sit down with an experienced attorney who will help go over the dozens of scenarios that may come up and how you would like to handle them. 

I’ve already realized how much there is to know, and I’m grateful for spaces like this where experienced investors share their wisdom.Right now, I’m working on getting a better understanding of T-12s (Trailing Twelve-Month Financial Statements).

“Money goes where money is treated best.”Your future ability to attain and maintain financial freedom depends on the city where you invest.Investment TeamAn essential location selection criterion is an experienced local investment team.